Are these flat roofs likely to need attention?

[Radam87]

https://photos.app.goo.gl/6yvEXXs5txHGufLJ7

Hi all

Our kitchen, garage, and car port all have flat roofs (as shown in the photos via the link above).

The one on the carport is made up of gravel and some kind of sheeting. It is getting a little frayed at the edges and the gravel has been washed off by many years of rain in some places. Should I get it looked at and patched up/replaced? Is this likely to cost a small fortune. Any advice?

The other two roofs are fibreglass. They seem in decent enough condition despite being a little worn in places.

We've not long bought the house but the roofs may be fairly old. Any advice greatly appreciated.

 

[datarebal]

Yes they need checking

 

[^woody^]

I've seen worse.

The problem with getting it inspected by a roofing firm is that they would obviously love to do the replacement/repair work that they will recommend. The other problem is that if its not leaking, then what is there to repair or patch?

 

[datarebal]

I've seen worse.

The problem with getting it inspected by a roofing firm is that they would obviously love to do the replacement/repair work that they will recommend. The other problem is that if its not leaking, then what is there to repair or patch?

That's a bit unfair, there are some good companies around... There are obvious issues with this roof.

 

[^woody^]

That's a bit unfair, there are some good companies around... There are obvious issues with this roof.

Yes there are, but the prevailing issue is finding them.

The OP needs to be aware that there is a chance that the roofer/firm is not in the good category so should excerise the normal caution when dealing with unknown companies and getting advice - compare at least three like for like quotes, compare opinions and recommendations and attitudes, check companies, get recommendattions and do the normal research.

He got two opinions here about the roof, so may well get different opinions from anyone actually looking at the roof .... and wanting the work.

 

[Brigade77]

My favourite roofing contractor in the whole wide world was famous for telling everyone he ever met that there are 3 things & only 3 things certain in life.

1. You were born
2. You will die
3. Flat roofs leak

The only advice you need is to seek out a roofer whose opinion you can trust & respect.

 

[datarebal]

normal caution when dealing with unknown companies and getting advice

Totally agree, As with all things in life , Garages, Builders, Roofers..Surveyors...

 

[Radam87]

The only advice you need is to seek out a roofer whose opinion you can trust & respect.

Finding the trustworthy setups is the part I probably need some pointers on.

 

[^woody^]

One good pointer is if they mention building regulations.

Replacing felt will require building regulation consent and you will need to upgrade the insulation in the roof. Roofers should tell you this without prompting, and If they do then that's a good sign that they are on the ball. And then how will they insulate - between rafters or above? Pros and cons?

Similarly, what about planning permission? If they insulate on top of the roof, this obviously raises the height, but is that allowed under planning rules, or is planning permission required?
The answer should be "not normally, it's permitted development within certain criteria, but you or I need to check and confirm".

Another is if they mention the options for the covering - bitumen felt, epdm, fibreglass, liquid plastic. Now, each roofing firm may specialise in a particular system, but they should be aware of the others and not just tell you how crap those others are and how their system is great.

 

[Leofric]

1. You were born
2. You will die
3. Flat roofs leak

They forgot to mention taxes

 

[securespark]

Hi Woody
Forgive me for butting in, but I have the roofer who replaced the deck and laid EDPM to our extension coming later today to look at a potential leak or condensation build-up. He didn't upgrade the insulation sufficiently, didn't get BRC to replace, told me nothing about the option of cold/ warm roof, just threw in a thin layer of rockwool, laid a new deck (in places) and put edpm on (wrinkly on the corners) and said everything was hunky-dory. The room is under 6m long and 3.1m wide and the cost was £3.5K.
We only found out because the ceiling at the front had sagged, so we took it down to replace it and saw the water damage.

https://www.diynot.com/diy/threads/damp-flat-roof.533187/

 

[noseall]

just threw in a thin layer of rockwool/QUOTE]

Knowing the roof was suffering condensation issues. Madness!

Do you not read any of these forums Secure?​

 

[securespark]

Erm....a little.

I am planning to get a builder to fit Kingspan (100mm) into the channels between the joists, with battens to ensure a 50mm (?) gap between the deck and the insulation. Is it best to then put insulation-backed PB up?

But there will need to be vents at the closed end of the flat roof, won't there? Having read about cold and warm roof designs, some of the articles say that even with such a set-up, you can still suffer condensation and the best plan is a conversion to a warm roof.

I'm planning 100mm in the floor, too (the room is over an unheated garage), with the air gap between the insulation and the garage ceiling. Is there a risk of condensation build-up there, too?

 

[securespark]

The roofer reckons the water is coming in around the stack.
The flat roof itself is OK.

The joist to the left of which is the stack:

The damage to the deck further from and behind the stack.