Comparing Two Roofing Quotes

newbieni

Hi All,

I'm in the process of buying a house and I know the roof needs some significant repairs. I thought as there isn't much life left in the roof and it looks poor, now was a good time to change it.

It's a bungalow, three bedrooms, with a large dining room that was extended, extension consists of a flat roof. Jobs to be done:

1. Main tile roof to be replaced.
2. Chimney repaired/replaced as it's leaking.
3. Flat roof replaced and ceiling below that has partially collapsed to be replaced. 
4. Supporting beam in garage roof that's been removed to be replaced.

Quote 1 - A company found online with very positive reviews:

Roof replacement including scaffolding. New roof tiles breathable membrane lath lead ridge tiles chimney sorted flat roof stripped and re done with new plywood underlay and a charcoal finished cap sheet. Dry verge system. Garage roof repair with beam and ceiling in living room stripped and re-done. £15,500 

Quote 2, recommended through a friend.

Afer inspection the PVC facia and guttering have recently been upgraded so no need to replace so I just priced for the following

•Stripping tiles, felt and lath

•stripping chimney to below roof level, fit lead tray and build new brick chimney to same spec 

• re cover roof with breathable roofing felt

• fit new 25mm treated lath

• new double roll / flat tiles

• existing velux window kept

• new dry ridge and hip system  

•all waste material removed 

For flat roof, Trocal or EPDM both come with a 25 year guarantee and life expectancy up to 50 years and are far tidier job. Thats a lot better suited to a warm roof.

£20200.


Big difference in price, any help would be appreciated.

FreeBear

I don't see any mention of insulation.

With a flat roof, it is well worth using the opportunity to upgrade the levels of insulation. Depending on the size of roof, it could make quite a bit of difference to heating costs.

ButterCheese

I would look into the companies very carefully.  Higher price and/or friend recommedation does not always mean a good job.  My ex (we are still friends) got someone to do her flat roof and they charged 5 grand.  They quoted me 5 grand to do my flat roof.  I then got a trusted privateer to quote and he did it for 1000.  Excellent job, and he said what they quoted me for didn't even need doing.

But when I first read your requirements I guessed at 20k before I saw the price, so either quote is fairly good, I'd go with the company I could trust the most if it were me.

And don't trust checkatrade.  A mate was charged 20 grand for his roof, recommended by checkatrade, they made his kids ill from asbestos and checkatrade did nothing (a criminal case is ongoing and the company are still appearing on checkatrade)

Silvertabby

Have a look at my post "Complete new roof" on this thread...... 

Wyndham

Do both quotes include VAT? That may be the difference?

We had ours done a couple of years back, and went with a member of NFRC and who was also a Which? Trusted Trader. Our 'old' roof wasn't so old, and didn't, unfortunately, have any guarantees, so that was something we were looking for. Got three quotes, all around the same figure, and any one of them would have done a good job. In the end it was gut feel that decided us between them - we went with the one who took most time with us for the quote and who listened to what we wanted rather than assuming. 

Albermarle

Can you confirm that for quote 1, that the flat roof covering will be traditional felt type?

newbieni

Wyndham said:

Do both quotes include VAT? That may be the difference?

We had ours done a couple of years back, and went with a member of NFRC and who was also a Which? Trusted Trader. Our 'old' roof wasn't so old, and didn't, unfortunately, have any guarantees, so that was something we were looking for. Got three quotes, all around the same figure, and any one of them would have done a good job. In the end it was gut feel that decided us between them - we went with the one who took most time with us for the quote and who listened to what we wanted rather than assuming. 

VAT is included.