Quotes for Replacement Roof

newbieni

Hi All,

I am looking for some advice on the following two quotes for replacing a roof, that comprises of a part flat roof. What are your thoughts?

Thanks in advance. 

Quote 1.

Roof replacement - including flat roof: £9440.

Flat roof - 2 millimeter underlay with 5 millimeter charcoal finish - 25 years guarantee.

2 rolled black redland roman tiles on main roof

Vp 400 underlay with a dry ridge kit

Current chimney repaired.

Repairing collapsed ceiling under flat roof - £3040
Scaffolding - £2700
Rubbish removed - £360

Total - £15,540.

Quote 2.

Main roof £12,300.

Remove old tiles, felt and lath
Fit new breathable roof and membrane lath and tiles.
Fit new dry ridge system
Remove all waste 

Chimney £2400

Dismantle chimney to below roof level
Fit new lead tray
Build new chimney
Fit new lead flashing and apron
Fit new chimney cap and pots
Remove all waste 

Flatroof £3050

Remove old mineral felt
Remove old roof deck
Fit new 18mm class 3 OSB deck
Fit new 100mm foil insulation a DPM
Strip plasterboard and cornice in living room
reboard and skim ceiling
Remove waste material

Opting for a mineral felt covering - £1780
Trocal/EPDM £2950

Total with mineral felt - £19030.
Total with Trocol - £20,200

newbieni

Just bumping this as it's had no response.

FreeBear

Personally, not a fan of dry ridge systems. Although BS5534 states that ridge tiles should be mechanically fixed, it is not a legal requirement - One can still have ridge tiles bedded in on mortar and optionally use mechanical fixings as a backup if desired.

£3K to repair a ceiling sounds a bit steep - I'd suggest getting a local plasterer in to quote for that bit (the roofer would probably be subcontracting that job anyway). 100mm of insulation (assuming Celotex type) is barely acceptable. Ideally, you want 150mm, but that may be difficult to go that thick depending on the design & construction of the roof.