Complete Re-roof (Picture included)

[WhoSaidThis]

Its for the Yellow House - in Par, Cornwall

The quote is £5500 for the following:

External Roof
- Strip roof
- Correct rafters to carry Velux windows in line with the building regs (currently installed incorrectly)
- Remove any rotten Rafters and replace with new timbers
- Insulate the roof with TLX Gold
- Batten the roof with tantalised 2 by 1
- Re-tile the roof with new 24X12 CEMENT FIBRE SLATES with cooper rivets and screws
- Re- lay ridge tiles with new, incorporating a dry ridge system
- correctly flash velux windows, soil vent and uphill detail to the seam
- Build the roof back up to the bow on both sides of the roof ensuring roof is structurally sound
- 2x new velux windows (900 x 1400)


Internal works
- re plaster with multifinish
- re patch and plaster were necessary

Included: Scaffolding and all building waste disposed (removing all waste from site)

Does it feel expensive?

 

[tony1851]

No.

 

[WhoSaidThis]

Thanks for the very confident sounding 'No'

Would you ask for a breakdown between labour and material?

Would you ask for a retainer amount to be held back for a period of time? if yes, how much and how long?

Thank you

 

[terrypin]

I wouldn't accept that(retainer)as part of a contract.
What guarantee would I have that the customer would still be solvent after that term?

 

[WhoSaidThis]

Fair point. Suppose just trying to make sure they'll come back to repair/look at if there was a look after a week!

Would you ask for any specifics in the gurantee at all?

Thanks again

 

[oldbutnotdead]

That 'replace any rotten rafters' is an interesting concept.

Have you had a look up in the roof space to see what condition the rafters are in (if they're good then you're paying a chunk of money for work and materials that won't be done/used)? And what happens if purlins or joists or some other bits of stick are discovered to be rotten? Not covered by that clause......

Retention-no but it would be sensible to arrange a schedule of payments (pick your stages)- last payment to be after all the rubbish and scaffolding is gone, BCO has approved all works and you're happy.

 

[WhoSaidThis]

last payment to be after all the rubbish and scaffolding is gone, BCO has approved all works and you're happy.

Thank you

Would you a Building Control Officer come on site to inspect the works? Could they inspected indenpenedlt by a professional stage by stage?

My concern is that I am about 400 miles from the property and even if I could take the time off to go see the works I still wouldnt know what I am looking for

 

[oldbutnotdead]

Building Control should come and check the job at various stages- how much actual checking they do depends on their knowledge of the company doing the work (among other things). Note that they're not checking for quality of workmanship but for technical detail, structural integrity and adherence to standards (thickness of insulation, that sort of thing).

It sounds as if you need an on-site project manager/clerk of works to do the supervision or you need to know and trust the contractor to self-supervise. Don't know where you would find such a beast, starting point might be the local council Building control bunch (explain the problem, see if they can suggest anyone local to the job with appropriate reputation). If no joy there, try any local architect- they should have knowledge of local bods in that line of work.

Once you find your project manager, give him/her the brief and then leave them get on with it- the contractor will get irritated if you and the proj manager are on the phone every 5 minutes.

 

[Toproofer]

Project manager for a terrace re roof??not sure about that , building control will check insulation and velux windows,is there a room in the loft?? Tlx gold is insulation and felt in one so they will strip off replace any rotten timbers etc make good veluxs then lay the tlx gold and batten up then lay cement fibre slates, pretty straight forward 😉

 

[WhoSaidThis]

So how's how would you check the work was being done to good standard if you live too far from the property?

If not a project manager then who?

 

[noseall]

So how's how would you check the work was being done to good standard if you live too far from the property?

If not a project manager then who?

A project manager does seem excessive for such a small job.

I guess that if you want to see every screw and nail put in, you need to move closer. It's your problem that you have a project so far from your own location. Either find a roofer that you can trust or buy somewhere closer. Or spend a lot of time and effort travelling.

A site manager will not be there standing over the boys whilst they work, otherwise he would be thrown off the scaffold.

Give one of the neighbours a back-hander.

 

[Toproofer]

So how's how would you check the work was being done to good standard if you live too far from the property?

If not a project manager then who?

Ask about locally for a decent roofer? Or knock on afew doors around the area that have had roofs redone? Or at the local builders merchants😉