Flat Roof Repair: Felt or Rubber.

ukonline

Hi,

I'd appreciate some advice about flat roofing repair to a relatives flat roof.

My mother's been quoted 1100 euro for a 'rubber' repair, and then, from a second roofer, 500 euro for a 'torch on felt' repair to a felt flat roof. She was told that 'people don't use felt anymore' by the first roofer and is worried about quality/durability of the cheaper repair.

She needs to borrow money for the repair, so the cheaper option is much more preferable, but how do the two different techniques differ?

Let's assume both roofers are highly competent.

Apologies if it's been discussed before. I "don't have time to swing a cat" at the moment let alone read through the other threads. :rolleyes:

Thanks.

rooferPete

Hi,

So much depends on the type and the quality of the proposed materials, what method do they propose to hold the rubber in place and how is it to be finished around the perimeter?

Torch on felt is a generic term (like the word "Car" covers many types, models, different quality), looking at both prices the roof must be very small with simple detailing.

Assuming the existing is a built up felt roof and the deck (timber) is in good condition I would favour a 4mm polyester based torch applied membrane with minimum cold flexibility of -15c and full manufacturers warranty.

Too many people are getting 2mm fibreglass based underlay as the finished job, regarding competancy ask to see their construction skills card which should clearly state "Built Up Roofing"

I hope the above is of some help,

.

ukonline

Thank you RP. That's very helpful, and I appreciate your time.

butrasgali

Long story short- new garage/shed flat roof- over. The weekend a serious pool of water appeared in the middle of the room- roof on the inside is soaked - builder tells me today it could be condensation / I need more vents- as he said the felt roof is fully sealed/ any ideas

Regards bs

gpjordanf1

ukonline wrote: »

Hi,

I'd appreciate some advice about flat roofing repair to a relatives flat roof.

My mother's been quoted 1100 euro for a 'rubber' repair, and then, from a second roofer, 500 euro for a 'torch on felt' repair to a felt flat roof. She was told that 'people don't use felt anymore' by the first roofer and is worried about quality/durability of the cheaper repair.

She needs to borrow money for the repair, so the cheaper option is much more preferable, but how do the two different techniques differ?

Let's assume both roofers are highly competent.

Apologies if it's been discussed before. I "don't have time to swing a cat" at the moment let alone read through the other threads. :rolleyes:

Thanks.

The only flat roof finish to consider in this country is Mastic Asphalt, it is a 25mm thick finish in two layers on a breathable membrane with any size high density insulation. The best thing about this finish is its a very popular commercial finish due to its longevity. In fact it comes with a 20 - 25 year guarantee and certified and wouldn't be much dearer than you highest quote.

Now that would be peace of mind.

Also other finishes are provided by these roofing contractors but you should be offered the best.

I can PM the details if your interested.( I have no vested interest just seen your post )

Remember, Registered, Certified and Guaranteed work and materials all conforming to the latest building regs & requirements.

rooferPete

gpjordanf1 wrote: »

The only flat roof finish to consider in this country is Mastic Asphalt, it is a 25mm thick finish in two layers on a breathable membrane with any size high density insulation. The best thing about this finish is its a very popular commercial finish due to its longevity. In fact it comes with a 20 - 25 year guarantee and certified and wouldn't be much dearer than you highest quote.

Now that would be peace of mind.

Also other finishes are provided by these roofing contractors but you should be offered the best.

I can PM the details if your interested.( I have no vested interest just seen your post )

Remember, Registered, Certified and Guaranteed work and materials all conforming to the latest building regs & requirements.

Appears you know very little about mastic asphalt as a product, how it should be installed or the requirements to be a contractor.

Anyone who wishes can buy the equipment and the material so anyone can call themselves an asphalt contractor:

No greater requirement to be registered than any other contractor.

No special guarantees see The Value of a Roofing Guarantee

No Special Certification.

How all available products are used is what makes them "Conform to the building regulations", (2 x 12.5mm coats does not).

I have seen asphalt roofs over thirty years old still performing well, I have also seen them less than two years old fail completely.

Asphalt has a place but like other products / systems it does not suit all roofs, if it did asphalt contractors would not be offering alternatives.

.

rooferPete

butrasgali wrote: »

Long story short- new garage/shed flat roof- over. The weekend a serious pool of water appeared in the middle of the room- roof on the inside is soaked - builder tells me today it could be condensation / I need more vents- as he said the felt roof is fully sealed/ any ideas

Regards bs

Hi,

Would need more info to comment, maybe a few photos of inside and outside?

.

gpjordanf1

rooferPete wrote: »

Appears you know very little about mastic asphalt as a product, how it should be installed or the requirements to be a contractor.

Anyone who wishes can buy the equipment and the material so anyone can call themselves an asphalt contractor:

No greater requirement to be registered than any other contractor.

No special guarantees see The Value of a Roofing Guarantee

No Special Certification.

How all available products are used is what makes them "Conform to the building regulations", (2 x 12.5mm coats does not).

I have seen asphalt roofs over thirty years old still performing well, I have also seen them less than two years old fail completely.

Asphalt has a place but like other products / systems it does not suit all roofs, if it did asphalt contractors would not be offering alternatives.

.

I certainly know enough Pete to have rattled your cage. I'm not a roofer BTW. When I got my roof done by a specialist the Reg requirement was 25mm, has it gone up?? Even better for the customer, wouldn't you say.

Simple question, can you offer a registered, certified, qualified and 25 year guarantee Mastic Asphalt Flat roof finish, conforming to both IS & BS standards & regs, for products application and finish. Well?

A flat roof specialist will offer many solutions to which the premier league product like asphalt may not suit. Their are alot of products to suit the same job, so it is advisable to seek out a specialist in these areas. A flat roof contractor does nothing else bar flat roofs and as such is an expert in his field.

And anyway I was showing the OP an alternative to what they were offered. Whats your problem with my advice??

jack of all

Roofer pete is offering good advice there, I'd say. From my experience (specifying and overseeing flat roof work in the past) I'd be inclined to go for a quality torch-on solution of underlay and cap sheet. Mastic asphalt is not the quality it once was and is unusual enough in domestic work and probably not worth the bother in a roof that won't see much traffic. The only guarantee worth considering is from a registered installer and underwritten by an insurance policy- usually provided by the manufacturer following inspection and sign-off of materials and workmanship. If existing roof deck is poor, with inadequate falls or shows evidence of ponding then do not think a new membrane overlay will sort out any problems.

rooferPete

gpjordanf1 wrote: »

I certainly know enough Pete to have rattled your cage. I'm not a roofer BTW. When I got my roof done by a specialist the Reg requirement was 25mm, has it gone up?? Even better for the customer, wouldn't you say.

Takes a lot to rattle my cage, you didn't even cause a minor tremor

Even better for the customer, wouldn't you say.

Not necessarily, considering the required manufacturers specification of 2 x 10mm coats weighs approx 1 tonne per 25 sqm the standard or average roof deck for asphalt would have to be redesigned to take the extra weight.

Simple question, can you offer a registered, certified, qualified and 25 year guarantee Mastic Asphalt Flat roof finish, conforming to both IS & BS standards & regs, for products application and finish. Well?

Yes, one of the very few who can meet all of your above requirements.

A flat roof specialist will offer many solutions to which the premier league product like asphalt may not suit. Their are alot of products to suit the same job, so it is advisable to seek out a specialist in these areas. A flat roof contractor does nothing else bar flat roofs and as such is an expert in his field.

My qualifications in Flat Roofing have stood up to every test over the years from the small garage roof to waterproofing the bridge decks on Ireland's motorways.

And anyway I was showing the OP an alternative to what they were offered. Whats your problem with my advice??

Possibly the way you were offering that alternative, "The only flat roof finish to consider in this country"

The different products like a good quality torch applied system, EPDM, etc do beat mastic asphalt in many areas such as cold flexibility, expansion etc.

The O.P. asked a question specifying two different systems and the guide costs, the lowest of the two costs would not fund the minimum setting up charge for asphalt.

There are value for money systems, the types the O.P. referred to can be value for money for that particular project.

.

gpjordanf1

rooferPete wrote: »

There are value for money systems, the types the O.P. referred to can be value for money for that particular project.

.

I didn't come on here to argue with ya Pete, all my comments are based on real life experiences, tried and tested.

Anyway hope the OP gets sorted and not ripped off.

All the best

GP

butrasgali

rooferPete wrote: »

Hi,

Would need more info to comment, maybe a few photos of inside and outside?

.

Basically roof is soaked on the inside all around from back to front( drop of 8 inches from front to back).more rain today , guess what more water on the ground- I think the felt is not sealed properly

rooferPete

gpjordanf1 wrote: »

I didn't come on here to argue with ya Pete, all my comments are based on real life experiences, tried and tested.

Anyway hope the OP gets sorted and not ripped off.

All the best

GP

Same as that GP not arguing with you either, actually I am happy to see a happy to see a positive post about about a low slope / flat roofing system.

.

rooferPete

butrasgali wrote: »

Basically roof is soaked on the inside all around from back to front( drop of 8 inches from front to back).more rain today , guess what more water on the ground- I think the felt is not sealed properly

Based on your posts it does appear that you have moisture ingress as the problem is following the rain, the fall of eight inches should be more than enough to drain most domestic roofs.

As your builder appears convinced that the problem is caused by condensation perhaps he may be willing to install the vents he believes are required on the basis that you will pay for his services installing the vents if the outcome means you have a dry room under the roof.

I am not inclined to dismiss the findings of the man who has seen & I presume fitted the roof, however pools of water on the floor suggest more than condensation.

If you are not happy with the explanation your builder offered and he is not willing to install the vents he thinks are needed you might be better off engaging the services of a professional, by professional I do not mean one tradesman to find fault with the work of another, perhaps a local Architect or Surveyor.

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