Quote for Flat Roof

[steveoelliott]

I’ve had a roofer who comes highly recommended by somebody that I trust quote for redoing our flat roof ~14 sq meters. I also have a very good feeling about the guy myself.

 

I will put some pictures on later. But it is essentially a roof terrace with two parapet walls that are both ~3.7m long.

 

Had a load of issues with it so whole lot is going to get stripped and replaced.

 

I am keen to know what folks think to the price.

 

Cost to replace flat roof £7075.60+vat (£8490.72 inc vat).

 

*Strip existing existing roof coverings,insulation and vcl and cart to skip.

*Once deck is visible we can inspect and replace if necessary? £276.00+vat (£331.20 inc vat) to replace full deck using 18mm WBP plywood.

*Supply and fit 14m2 torch-on 3mm felt VCL to deck and returned 150mm up al abutment walls.

*Supply and fit new 14m2 150mm insulation bonded using a PU adhesive.

*Supply and fit 14m2 of lead grey SikaPlan bounded field sheet and all perimeter mechanically fixed using peelstops.

*Cut 16lm of new cases into brickwork ready for SikaPlan chase metal.

*Supply and fit 16lm os SikaPlan flashing detail, minimum upstanding height 150mm.

*Supply and fit new SikaPlan scupper style outlet.

*Cut out brickwork around outlet to increase the fall and make good.

 

Cost to replace capping.

 

*Replace using code 5 lead capping £1425.00+vat (£1710.00 inc vat).

*Replace in formed aluminium capping £2168.25+vat (£2601.90 inc vat).

 

Edited Friday at 18:19 by steveoelliott

[steveoelliott]

[Spinny]

From memory - Approaching 3 years ago I paid around 12k + VAT for around 50sqm flat roof - VCL layer like you, 150mm PIR, different brand of single ply membrane - adhered like you rather than mechanically fixed. It was new build so nothing to strip off. Dressed to 3 rooflights plus 1 aperture, main house wall and with 3 rainwater outlets and, with membrane applied to line an internal gutter around the perimeter, 5 external corners, 2 internal corners. 15 year guarantee, membrane life in excess of 30 years. Down south.

 

Add inflation, strip off/repair work, and factoring smaller area = higher cost rate then similar ball park I guess ?

 

[steveoelliott]

Any other thoughts on this folks?

[Andehh]

Have to admit, someone highly recommended, who you like, and who has provided such detail... Sometimes it isn't all down to cost! Especially on something as critical as a roof. 

[Redbeard]

@steveoelliott, if you are in any doubt whatsoever perhaps try, via the contractor, to get another couple of clients who are prepared to talk directly to you about this contractor. May help to put your mind at rest. Is he a Ltd Co.? If so you could do some background research at least about the status of the company.

Edited Monday at 20:33 by Redbeard
Add re Companies' House

[steveoelliott]

1 hour ago, Andehh said:

Have to admit, someone highly recommended, who you like, and who has provided such detail... Sometimes it isn't all down to cost! Especially on something as critical as a roof. 

Good point! 

[Mr Punter]

Did you get any other quotes?  The quote seems to cover many issues.

[steveoelliott]

9 hours ago, Mr Punter said:

Did you get any other quotes?  The quote seems to cover many issues.

I've had other quotes but most have focused just on replacing the membrane itself. Given the issues we've had with this roof over the years and not really knowing how well it was constructed previously, I took the decision to strip it right back and start again.

[Mr Punter]

I had a look at some previous posts.  The current roof looks good.  Why are you proposing having it stripped and replaced?

[steveoelliott]

38 minutes ago, Mr Punter said:

I had a look at some previous posts.  The current roof looks good.  Why are you proposing having it stripped and replaced?

---

There’s quite a bit of history behind this. I moved in back in 2019 and soon after discovered a leak. The slabs were taken up, and I was told the roof itself was sound, with the problem likely coming from the copings. The copings were rebedded and a new DPC installed, which seemed to work for a few months. Once the slabs went back down, however, it started leaking again just days later—so the slabs had to be removed once more.

In late 2020, I hired a roofer who was supposed to replace the membrane, but he let me down several times before eventually turning up. By that point, I’d lost confidence in him and we parted ways.

In 2021, I brought in a third contractor along with a builder. Initially, the roofer was adamant the roof was fine—until he cut into the membrane and saw water coming through at the upstand. He replaced the membrane, and this time the copings were swapped out for porcelain ones, with lead flashing added. Unfortunately, the roof began ponding water badly, because the outlet was higher than the roof level and hadn’t been cut down properly.

The work was completed during a dry spell, so I only noticed the ponding a few weeks later. When I raised it, the roofer brushed it off, saying, “That will be fine, it won’t leak.” Against my better judgment, I put the slabs back and tried to move on, though it stayed on my mind.

 

Then in 2024, I noticed a damp patch on the ceiling. It didn’t seem to get worse at first, but earlier this year another patch appeared. Clearly something isn’t right, though whether it’s the VCL or something else, I don’t yet know.

That’s why, this time, I want to work with a single contractor who can take on everything—including the balustrade. My goal is to have everything stripped back and rebuilt properly, with one person taking full responsibility instead of blame being passed between copings, pointing, membranes, or fixings. This way, the accountability is clear and rests entirely with one contractor.

 

One lesson I have learnt from this is don't buy a house with a flat roof or parapet walls

[jack]

6 minutes ago, steveoelliott said:

One lesson I have learnt from this is don't buy a house with a flat roof or parapet walls

 

Or build one.