A question about : Help comparing roof repair quotes
I need some repair work carrying out to the roof of my small victorian mid-terrace. The structural survey highlighted the flashings need replacing and the parapet walls repairing / bringing up to spec.
I've had 2 roofing comapines visit and quote (both NFRC and Trustmark members)... but not being technically verse in roofing talk i'm not sure if both remedial recommendations are a like for like, or which quote seems best in terms of cost or the solution and materials they are recommending:
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QUOTE 1
1 SCAFFOLDING
To be erected to the front elevation of the main building, fully equipped with 1 lift of boards, handrail, all the necessary ladders, wheels and falls, to comply with Health and Safety Regulations.
2 FLASHINGS
Remove defective lead flashings and sand and cement fillets from the junctions of the parapet walls and front section of chimneystack, when removing fillets tiles will break along all wall sides; replace tiles with matching interlocking tiles. Dress and fit BS 4 code lead step and cover flashings turned up to parapet wall sides by 150mm and return into brickwork chase by 25mm. Dress over tiles by 150mm, plugged into joints of brickwork with lead plugs and pointed with flashpoint lead sealant with a high movement capacity, which allows for a flexible waterproof joint.
3 RENDERING
Cut off oversailing courses to internal walls. Hack off any loose and perished rendering and rub down walls. Unibond brickwork and securely fit all necessary stop and angle beads. Apply 1 scratch coat and 1 finish coat in soft sharp sand and cement lime based mortar mix, with the appropriate hardeners and Sovereign waterproof additives added, leaving a fine and even surface. 3
4 COPING STONES
Remove defective copingstones, clean away defective mortar from top of brickwork and apply a sand and cement bed of mortar to top of brickwork, leaving a smooth and even surface and leave to dry. Lay damp proof membrane to brickwork ready to receive new copingstones.
Bed and point new twice weathered 360mm concrete pre-formed coping stones to the parapet walls with all the necessary water drips, in 4 and 1 sharp sand and cement based mortar mix with the appropriate hardeners added. Provide all necessary lead saddles to junctions of chimneystacks and walls, where necessary.
Total including VAT Ј3250.00
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QUOTE 2
A: 4 No. Abutment Wall Flashings to the Main Roof
Erect scaffolding to front elevation
Remove the defective flashing from the abutment walls and lower to ground level
Grind chases in brick joints of chimney stacks and abutment walls, in prep for new flashings
Wedge in prepared chases new Code 4 lead aprons and side step flashings, dressed down over the roof tiling
Re-point prepared chases with sand and cement mortar mix
B. Front and Rear Right Hand Side Elevation Coping Ridge to the Abutment Walls
Bed and point to the top of the abutment walls, new blue/black clay 135degree angle coping ridge
Total including VAT Ј3434.00
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A couple of things that jump out at me...
• Quote 2 section B - do they mean the repairs will only be carried out to the right hand parapet / abutment wall and not both sides?
• The two companies have recommended different coping material... Concrete vs. Blue/Black Clay. What's best?
Just as a side note, the damp we have is in the front bedroom only, not at the back of the house... and we are looking to add a rear dorma loft conversion in a few years. So most of the work suggested is focused on the front.
Thanks
Best answers:
- Hmmm. I'd like to at least see photo's of the job to comment with authority. Ј3k+ is a LOT of roofing repair.
I reckon a hefty chunk of those quotes will be the scaffold. Scaffolders seem to have replaced rock stars on the high earnings chart these days.
I'd at least invite the builders to break down their quotes into A. Scaffold B. Materials and C. Labour.
If you can gauge how long the job will take then you might find that the builder is asking for Ј100's per hour for his labour ! - I've added some photo's of the roof here:
https://www.bpkersey.com/images/roof.jpg
Only Quote A broke down the scaffolding... which was Ј520 + VAT - Yikes.
Based on the scale, I'd ask your builder to at least show you the courtesy of wearing a mask when he's robbing you.
My chap could do that for not even a weeks wages. - I actually had 3 quotes in total... the 3rd was for Ј5.5k so immediately discounted!
All 3 companies are relatively small family run businesses I found through Trustmark and the NFRC (we are East London based if that makes a difference?)
The roof was the only repairs our mortgage provider insisted we had done within 3 months of purchase (deadline now fast approaching).
Where next then for cheaper quotes? Non NFRC/Trustmark companies?
We have a builder on site doing internal renovation... I asked him about roof repairs, he said his team could do it (non NFRC but he his FMB registered), but started talking about Fibreglass roof trims instead of lead flashings which put me off! - I would have thought you could get a complete reroof for that?!
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