Does Anybody Speak The Language Of Builders And Roofers?

[wolf63]

I live in a second and third floor 'flat' in a small block of flats in a city centre.

In the time that I have lived here there has been ongoing problems with the
roof leaking. It has been patched up a few times. Last time it took 18 months to get everybody to agree to the work. This time I am tempted to pay for it.

It is leaking again. Missing slates in front of the dormer windows have resulted in water getting in. The flat next door is till watertight. I intend to get my half of the roof fixed at the front of the building.

I want it fixed and done now, before the winter.

I have two quotes but I am unsure if they are for the same work. Can somebody translate them for me?

*********************************

Quote A £7000

• Erect scaffolding to property
• Remove existing slates / zinc from the roof and dormer roof.
• Lay breathable membrane over sarking boards
• Fit zinc valleys to dormer sides
• Install hidden valley between your roof and your neighbour’s roof.
• Reslate using Spanish slates 16x10
• Fit zinc to dormer roof

Quote B £2700

We hereby offer to erect scaffolding and dismantle on completion, replace all broken and missing and slipped slates to front elevation of above, cleaning out rhones on completion for the sum of ...
Dormer window flashings to be replaced.

Google Translate was of no help.

[TWR]

Is the Flat your own or rented Wolf?

[wolf63]

It is all mine.

The other three flats are rented out.

Scottish law!

Frankie de Tom Cat tells me that it is time to go upstairs and clean out his bathroom. If I am not back later I will return tomorrow


☺

[TWR]

Scaffolding has now to be erected due to Insurance & H.S. the leak could come from a loose / cracked Slate, Lead Flashings around the Chimneys, the Gutters Blocked up causing the rain water to flow down the cavity wall. it states Dormer window, again the Slates / Lead Flashing, a loose slate can be caused by a broken nail that is used to hold the strip of lead that holds the slate in place, on older house there are many of these on the rows of, slates, another cause could be the ridge tiles, they are placed right on top of the roof.( The Ridge)

[bednobs]

quote B is giving you a new roof really, quote a is patching up the old one

[EDDIE51]

Bednobs surely you have it the wrong way round?
Quote A is to renew everything including the under lining membrane while quote B is to patch it up.
Without seeing the roof it is impossible to say if quote B will be sufficient or if you really need to go with quote A.
Wolf , as it has already been' patched up a few times ' I would think quote A is the best option.

[buildersmate]

Eddie has analysed this correctly. You cannot install a breathable membrane without removing all the slates first. A membrane is very worthwhile but an old roof won't have one.
Quote A sets out exactly what will be done and even defines some of the materials (Spanish slates and zinc flashings). Spanish slates are better than Chinese but not as lasting as Welsh. The usual flashing material is lead. Zinc is probably more costly and it is certainly a more time consuming material for a roofer to work with. Use of zinc may be a uniquely Scottish thing.
The hidden valley is as it sounds and generally prone to trouble after many years. Water flows into them then has to flow out across the middle of your living accommodation (not water flow at the edge) so any leak is automatically going to result in water ingress below.
Quote A has analysed the situation and described actions. Quote B pledges merely to stop the leaks - for a while.

[The Builder]

Quote A seems a fair price for such a detailed amount of work. Simply put, it's for re-roofing.
I don't know why zinc either. No matter, it's just an alternative to lead/aluminium/glassfibre etc.

I don't like the hidden valley either. "Secret gutters" bung up eventually with leaves etc, since they are not being continually flushed by rainwater. Open lead soakers would be better (vertical lead joint.) Better still would be to tie in with next doors slates to make a continuous run, but only possible if the slates are the same size.

Anyway, don't dwell too much on the technicalities. Quote A has been well thought out .......... a complete re-roof for your "half".

Quote B is Ok for an inspection and patch-up. Nothing sinister that I can see. Simply a lower quote for a smaller amount of work.

"Rhones" is Scotty-speak for guttering if I remember ;o)

[wolf63]

Thanks all.

I have contacted (via email) the second company to ask them how much the work would cost for doing the same repairs/fixing.

I tried to get a picture of my roof from Google Maps - but gave up. I am sure that I managed it before.

Anyhow ~ I am off to get ready to go and do my afternoon stint at my/our Oxfam Book Shop so will return later.


:-)

[wolf63]

Sorry Mr B -
Yes - Rhones are guttering.