Flat roof

[RizzoTheRat]

The house we rent out needs the roof replaced on the flat roof kitchen extension.

The agent's had 2 quotes. One with at £3k says "a choice (rubber) roof covering", the second at £2.2k saying "Apply a new 3 layer felt system."

A quick google suggests rubber is longer lasting than felt, but we're likely to sell the house well within the lifetime of the felt anyway. Is rubber really that much better?

[zedx19]

Rubber with welded joints, will be more durable providing it is correctly installed and more importantly, correctly detailed with anything that it interfaces (Abutment to brick wall, penetrations, etc). You should get a good 15-20 years out either though if installed correctly and if the plan is to flog the property, go with the cheapest. I'd personally not go via the agent, get quotes direct from local roofers.

[trickywoo]

The 3 layer felt will be torch on. I’d be entirely happy with that.

[RizzoTheRat]

Getting my own quotes is a bit tricky as we rent it out fully managed as we're in a different country.

The existing felt had already been on there quite a few years when I bought the place in 2006 so presumably would expect a similar life expectancy from a replacement, and realistically we'd probably sell within the next 10-15 years so tempted with the cheaper quote. If the roof's in ok condition would any buyer really consider it a difference in house value?

[trickywoo]

I replaced a 50 year old torch felt flat roof with a new one 12 years ago. It’s still fine.

Any problems with torch on will come from physical damage or the boards underneath rotting because of bad ventilation. Rubber will suffer the same possible issues.

[Cow Corner]

My view would be that quality of workmanship and the detailing around junctions and abutments etc will likely be more important than the choice of material.

[KTMsm]

Rubber is better if done well but is less likely to be done well as any idiot thinks they can do it

If I couldn't watch it being done, I'd go with felt, I suspect most buyers would prefer it as it's the "known" option

[Aluminati]

Must be a big extension going by the prices quoted.

For info, it may be possible to put a decent layer of mineral straight onto your existing felt, if sub structure is ok.

Rubber is for diy’ers.

[fooman]

Felt is the flat roof equivalent of thatched, very quaint but there are better modern materials.

[Aluminati]

fooman said:

Felt is the flat roof equivalent of thatched, very quaint but there are better modern materials.

It always confuses me when someone with zero experience knows all…

[RizzoTheRat]

Aluminati said:

Must be a big extension going by the prices quoted.

For info, it may be possible to put a decent layer of mineral straight onto your existing felt, if sub structure is ok.

Rubber is for diy’ers.

The wood underneath is knackered so both quotes are for taking the whole roof off and redoing it, probably around 18-20 square meters.

Sounds like I may as well go with the felt then, plus the guy who quoted that has lots of good reviews on Checkatrade while I can't find any details of the other guy.

[RacingStripes]

No mention of fibreglass?

[Aluminati]

RizzoTheRat said:

The wood underneath is knackered so both quotes are for taking the whole roof off and redoing it, probably around 18-20 square meters.

Sounds like I may as well go with the felt then, plus the guy who quoted that has lots of good reviews on Checkatrade while I can't find any details of the other guy.

Makes the price sound more realistic.

[Aluminati]

RacingStripes said:

No mention of fibreglass?

Because it’s not a boat…

[RacingStripes]

Boats must use fibreglass because it's crap at keeping water out.

[Aluminati]

RacingStripes said:

Boats must use fibreglass because it's crap at keeping water out.

Boats are built by boat builders. GRP roofs are installed by people who are not roofers. DIY will make a better job, because they’ll care. Roofers ( Purported) who offer to do your roof in GRP are not roofers.

[RizzoTheRat]

Plenty of reputable roofing companies seem to offer GRP as an option, but it's a lot more expensive.

[paulwirral]

RacingStripes said:

Boats must use fibreglass because it's crap at keeping water out.

Ahh , that explains a lot , I’ve had a few tvrs over the years !

[RacingStripes]

RizzoTheRat said:

Plenty of reputable roofing companies seem to offer GRP as an option, but it's a lot more expensive.

It's the same as old plumbers that refuse to use any push fit, ever. Dinosaurs that refuse to adapt because change is "crap".

[Aluminati]

RizzoTheRat said:

Plenty of reputable roofing companies seem to offer GRP as an option, but it's a lot more expensive.

It shouldn’t be. And approaching 40 years in the industry ( Commercial) I don’t know any companies offering GRP that you’ll get a cast iron warranty for.