Garage Roof

[craft1948]

My garage roof is a flat asphalty thing................anyone know the average life span of this type of roof and a guesstimate as to how much it would cost to have it re-done?

[The Builder]

Despite the likelihood that one is being wound "up to wazzoo", as they say in New York............... I shall deal with this in a professional manner ;o)

Crafters, I could introduce you personally, to several "built-up felt roofs" - as they are known, that are at least 30 years old.

A smelly boiler, hot molten pitch and three layers of bitumen felt.
Modern stuff is fibreglass felt ....... torched-on.

Cowboys abound in this field. So, lifespan is determined by......

1 Involvement of stetsons
2

[The Builder]

ooops .......... button-happy ..........

cont....

2 Credibility of operative (tradesman or schmuck)
3 Choice of materials

Lifespan... anything between 30 days and 30 years.

[craft1948]

No I'm not winding you up.................the brother asked me if I knew how old the roof was 'cos he said they need regular maintenance (I as usual haven't a clue). It's not leaking or anything but I've no idea what it's like (I don't do ladders)

[The Builder]

Haha......... hiya Crafty.

Simple visual check for a start (ladder, so someone else)
First indication of trouble is "ponding" ........ puddles to you and me. Sure sign of potential problems.
Felt rotting as it drips into the gutter.
Common sense really.

Seriously, you'll need to trust someone who has made up these roofs for years. Ask in Builders' Merchants or Roofing Merchants for the teams that have been around forever. Cowboy roofers don't remain in business for a terribly long time usually.

They'll advise you with one quick glance.
There really isn't much, if anything, that can be patched in the interim. If it's on its way out, it will be stripped down to the deck, and replaced.

If ponding has led to leaks, then deck renewal is needed as well. (Much more money, so don't let it get to that stage.)

Well worth having someone trustworthy look at it if you have no idea of its age :o)))

[craft1948]

Thanks, as ever.......................I'll send the daughter up (when I've borrowed some ladders)

[paddywak]

When we moved in here some 26 years ago I had a garage extension built and a new roof fitted, the type builder describes, it was done by my them new neighbors brother and it's still good. Even if you have to pay a bit more get the job done properly and it will last.

[boxtops]

Craft, it's not the same thing, I realise, but I had my front steps asphalted when I moved into this house (as the shed under the stairs was sodden from water sneaking throught the steps) - that was 15 years ago and the asphalt is still good.

It was done in the Builder's old-fashioned method, the pong really cleared my chest!

[The Builder]

Sorry, I forgot about pricing.............

Anything from fourpence upwards......... be aware.

Slightly more helpful: Random Ggoogling:

http://www.alpha-team-rubber-roofing.co.uk/flat-roof-prices.html

(Standard is all you should need when the time comes. I see they included deck as well. Very good average prices I should say.)

[craft1948]

Thanks guys, the trouble is I only bought this place 6 years ago so have no idea how long ago the garage roof was done.
I know it was built after the house, not a the same time.............

[craft1948]

Thanks TB..............I've bookmarked that site.

[vivandorron]

Very difficult to say how long anything lasts. My advice is not original but....If it aint broke, don't fix it.

Could be expensive and is dependent upon the materials used.

http://www.whatprice.co.uk/prices/building/roof-flat.html

Ron.

[KJN]

Had my garage roof done approx 5 years ago, with good quality felt which should last 10 -20 years plus (so I was told) cost £400-500 if my memory serves me well.Job was done by a local well known and recommended roofer.