Replacement flat roof- instant quote but is it fair?

catt_2

I've had a leak from a flat roof extension. :mad:

We bought the house a year ago and knew it needed work. The house surveyor said at the time that the flat roof of the extension was at the end of its life and that the slope was the wrong way round, sloping towards the house instead of away from it.

The leak was spotted by our decorator and has put our other renovations on hold. The ceiling has been removed inside, together with the insulation. We can see the rafters and plywood boards. The rafters look OK but there are metre wide areas of black pin mould staining on some of the plywood.

Normally I would get 3 quotes from roofers but the first came yesterday and gave an immediate price and start date which is very appealing. The next 2 aren't available to view until Saturday.

Here is the gist of the quote:

Flat roofed ground floor extension 3.0m x 3.5m
Remove & dispose of roof felt & ply sheets.
Remove & reposition existing rafters for correct pitch/fall.
Cut & add timber noggins that are missing to stabilize the roof.
Supply & fit new ply sheeting.
New felt roof.
Reattach existing 3 soffits. Rub down & paint.
Supply & fit plastic guttering for 2 sides now missing.

Guaranteed 10 years.
All work insured through the Federation of Master Builders for public liability.
Job slot available for Friday.
The proprietor himself and 2-3 men, working one day, 8.00am start.

He says he is not VAT registered. The price including materials is £1,000. I'm in the SE (S. Herts & close to Greater London).

I'd be grateful to hear opinions on the price and the job from people in the know. I'm just looking at the FMB website but haven't found him yet.

He seemed confident and said it was a relatively small job.

What do you think?

roddydogs

Sounds good to me, i would have thought more especially in the south.
Rather small for an extension, thou.

woodbutcher_2

It's on the top side of what i would expect to pay in the north but for the south seems about right.3-4 men to pay for the day plus materials.Soon adds up.It is,as he says,a relatively small job but if you are unsure why not wait to see what the others say.

catt_2

Thanks Roddy. I thought the price was fair. Yes, small room, true.

Woodb. thanks for your comments. My guess is that he'll bring fewer men than he says. But he still needs to pay 2 or so plus himself. Add materials. The reason I'm reluctant to let it wait is that I'll lose the available slot. The other builders would visit on Saturday but could take a few days more to quote and then to find a time slot to do the work.

I've just checked with the FMB and was told they closed their membership in 2004. They were not removed due to complaint, just failed to renew the membership. It means they don't have the insurance. But does it mean they are no good? Maybe just didn't want to keep forking out the fees?

Have had a call from the builder just now to say they could do the job tomorrow instead. Even better. Maybe they finished early today...

woodbutcher_2

Usually,i would be wary of anyone who can start work straight away,makes you wonder why they are not busy.I do subby work for a roofing contractor and i know he isn't very busy at the moment.Work seems to be slowing down in general,especially site work.He may be in a slack period,doesn't necessarily mean he's not good.Difficult to know really without recommendations.

catt_2

I will let you know what I decide & how I get on....

onlyroz

We paid about £1900 for a 3 layer flat roof (28 sq metres) and a 2m x 2m skylight. About £700 of that was the cost of the skylight. The roof comes with a 15 year guarantee and took about 3 days to fit. We're in Berkshire.

Sounds like your quote is a bit steep but if you trust the traders and they can do it soon then you might want to go with them. Try to pay as little as possible up front if you do choose them.

catt_2

Thanks Onlyroz.

We have previously had replacement triple felt on a flat roof of 24m2 for £1500.

The current job is supposed to include lifting and re-siting the joists. They have originally been planed for a furring rather than having furrings added. Unfortunately they run towards the house from the extension rather than away from it, so the water is not flowing away.

Woodbutcher-
Anyway, the roofers were there yesterday. Four of them turned up so I was impressed. However, within minutes of unloading the van he wanted to charge extra for replacement facia boards. But he had quoted to rub down and paint, having seen them just 2 days earlier in daylight. He said it wouldn't cost a lot extra.

Then I noticed the van had gone and there were only 2 men working.

Then, in under 2 hours they had all the old felt roof off and the ply roof sheeting. From the conversation they were having it had clearly been decided they wouldn't take out all the joints and turn them round and refit them. Instead they just would add new furrings on top of the joists, this time in the correct direction.

I phoned the builder to complain. He said he wasn't there because he'd gone to buy my materials. I said a method had been agreed and a price based on that. He said they had come across asbestos in the corners and so couldn't disturb the joists. He was spending extra on the materials as they now needed furrings.

He returned to the house and we agreed he was to proceed by adding furrings. I had no choice really.

He said the ply sheets were all alright as well. But I said the job was priced for new ones & he said yes I'd get new ones.

I had to leave them to it and go. He promised me a good job I'd be happy with. It was a stressful morning! I wasn't there to see it last night and they are finishing off today....

woodbutcher_2

Sounds par for the course.They quote for new and then decide that actually,there's suddenly nothing wrong with what's there.Most people aren't around to keep an eye on them so they cover it all up and you are none the wiser.

The asbestos thing sounds like a classic excuse.Can't see why there would be any in a flat roof.

As for the extra cost for the firrings,that's laughable.For one thing,the roof is useless without them so should have been priced for and another thing,they cost hardly anything in the scheme of things.

One other thing.I think this work may come under building regs.Not sure but if it does then someone should have checked it before it was covered.

catt_2

Woodbutcher

I don't think I'd be able to tell if they've used new plyboards or simply replaced the existing.

In fairness I saw the asbestos for myself. The flat roofed extension was built in 1970. It had fluffy white asbestos looking like cottonwool at the top in all four corners on top of the cavity wall where it touched the last 2 joists. On the other hand, it might be overspill of the cavity wall insulation, as I know the walls are insulated with white stuff/foam.

I've just taken a phone call from the roofer. He wants £100 extra for the 2 new facia boards ( 1x 3m, 1x 3.5m). I said that is alot!

He wants the job paid in cash today. But when he quoted (verbally) 2 days ago, I made it clear I wanted the written 10 year guarantee & an invoice. He offered to take £50 cash for the facias but wants the whole job paying in cash as he has his men to pay today. He said I get the guarantee anyway.

I can't get this amount of cash today and told him so. He said don't try to knock me down on price. That surprised me as I had agreed a price. The price we agreed was for an invoiced job with written guarantee.

I need to go and see the job later today. I am a bit concerned naturally.