Leaky flat roof - quotes

[mattysk]

We have a small room downstairs that at the moment doesn't have a ceiling, plasterboard or heating. It has no insulation and although it has 2 skins of bricks its obviously very cold.

Its been like this since we moved in nearly 2 years ago and is something that we've been meaning to get sorted.

Last week I noticed that there were lots of drops of water all over the boards.

For a while I thought it was condensation as we've been having similar trouble elsewhere in the house. Since then it has rained and its definitely leaking. Perhaps its a combination of both.

I've had 2 companies to take a look. 2 have said that for such a small area (It measures 270x230 cm) and because the roof only has a couple of years left its not worh replacing. Both have given quotes in excess of £800 (which could change depending on whether the boards need replacing). Both have guarantees of 10 years.

Another company said that they'd replace the drip edges and re-coat the roof with a sealant. They said that they can feel that the edges have cracked and the rain/wind is pushing the water along. This would come with a 10 year guarantee. So if the roof leaked within 10 years they'd fix it. This would be £300.

Does the £300 sound like a no brainer? Maybe I should ask to see the guarentee in writing before going ahead? Is there anything else I need to be asking?

Many thanks in advance!!

 

[cotswoldbuilders]

I cant imagine anyone repairing the felt edges and coating the existing roof could give a 10yr gaurantee.
If the roof was renewed then yes I would expect a guarantee.
Probably best to get a few more prices.

 

[Xenon]

£177 M2 Fekk.

 

[mattysk]

I've decided to go with the guy who is going to repair it. It comes with a parts and labour guarantee so if it doesn't work I can keep getting him back. I won't put the ceiling on until I'm confident that the problem has been resolved.

Maybe I'm just naive, but I'm going to trust him and I don't want to spend twice as much just to get the same guarantee. I've had 4 people look at it, and one not bother quoting so I just want to get it done.

Maybe in 10 years time I'll be able to afford EDPM or whatever the future solution is. Probably some kind of hover board powered by space dust I'd imagine.

I'll post back here once its done in case anyone finds an update useful.

 

[handyman77]

Wasting your money! It may be fine this winter and then next year it pi$$es through ruins the new ceiling you have had put up, possibly damaging the flooring. There guarantee won't cover that. I bet there will be some clause for them getting out of it, you Mark my words you have been warned. Please do come back and tell us how it pans out, not just the immediate, but when it goes pear shaped so others can learn from your mistakes. Don't think you are going to claim on your insurance either as the roof is clearly at the end of it's life. Get it done once and done properly. As for asking any questions ask where they will tie up there horse....Yeeha!
EPDM comes with a 20 yr guarantee. It is cheeper than felting, get some prices, and get it insulated while your at it.

 

[mattysk]

so does the EDPM guarantee cover the ceiling and floor too?

Even if I went for EDPM or had the roof re-felted I don't know who to really trust. Checkatrade might keep off the total cowboys but people don't like putting bad comments on there.

Starting to feel a little panicky after reading this. I've booked the guy in for next week. The problem is that I've had three other people round and I haven't really had complete trust in them either. I also had one person not show up.

This has been going on for weeks now. I also have a few other issues in my house so I'm constantly waiting in for tradesmen. To be honest, I'm getting a bit fed up with it! This sounded like the best way of dealing with this issue.

Thanks for the honest advice, even if it means I have yet more worry.

 

[mattysk]

Managed to just get another person around today and waiting for a written quote.

He said that obviously replacing the roof is the ideal thing to do but he can see why I'd have the work I mentioned above done. Basically yes, the other guys work might be OK for 10 years but I won't know for sure.

He has recommended a Carlise EDPM rubber roof for a similar price to those as the felt. Although he says that the decking looks OK and if there was a problem they'd add a single ODPM(?) board at no extra cost. Because they wouldn't be replacing decking, it wouldn't affect building regs (which was another concern before)

This though comes with a 20 year manufacture membrane guarantee. He also supplies a 10 year insurance backed installation guarantee. They install the roof send pictures to the manufacturer who sends me the guarantee.

Just waiting to see what his written quote actually includes before making a decision.

Apart from the extra cost my only issue is that I've read that EDPM can easily be torn by wild animals. We do have lots of big seagulls round are way - is this something to consider?

 

[cotswoldbuilders]

The epdm will be one piece, fully adhered to new roof boards, osb or ply.
No wild animals are going to rip it.
The last guy with the 20yr gaurantee is the one to go for.
If your that worried you can lay walk way pads, or slabs over it.
Ask the fitter about them.

 

[handyman77]

Glad to see u have seen sense Matty. It will be worth it in the long run. And will also please some one when you sell that they still have a guarantee for the roof. Nicely done.

 

[SASroofer]

A good felt roof system properly installed will last 30 years +, bare that in mind when paying the same amount for a sheet of rubber glued to ply.

 

[mattysk]

OK so the latest is I'm not getting it fixed. Still waiting to hear back from the guy I saw yesterday.

There does seem to be a massive EPDM vs Felt debate - seems to bring out a religious ferver. I guess that's something that is just going to run and run and there just isn't a way of knowing what's the best as a consumer.

 

[joe-90]

Just because someone says they'll come back doesn't mean they'll come back when they've had your money. It's Pykie country.

 

[mattysk]

the only person to actually come back to me was the guy who was going to fix it... even then I had to call him. What's wrong with people do they not want my money?

 

[Xenon]

A good felt roof system properly installed will last 30 years +, bare that in mind when paying the same amount for a sheet of rubber glued to ply.

Correct, and will cost about £500, thats only because you live so far away. Local lad will be cheaper. Think the nearest i have to you is Maidstone.

 

[mattysk]

Sorry if this is a stupid question. how would I know a good felt roofer that would build a roof that lasts for 20 years? Are there any questions I should ask?