Flat roof problems

caff

caff

caff

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My bathroom has a flat roof above it. Naturally, it's leaked.

I had a company out to repair it a year ago, which stopped the leaking temporarily. But a few heavy showers later, some water is still coming through. Unfortunately they couldn't guarantee the work (because they didn't fit the original roof) so I'm left wondering what to do now.

Either a) get a reliable company to try and simply repair it, or b) get any other company to refit the entire roof and get an insurance-backed guarantee.

Does anyone know what the costs might be of either? It's about an 8 foot by 8 foot area.

Any help appreciated.
 
First post - hope its useful! I am a surveyor so this is sort of my area.

I would personally contact Bauder Ltd for a list of approved contractors. Then have a few come out to your house to give you an estimate. 8ft square isn't going to cost much in materials, more than likely a days work of stripping up and preparation for the new covering, and another day for applying it, with 2 guys on site. Expect to pay about £1200-1500. Bauder offer insurance backed guarantees (only applicable with their Approved Contractors scheme), for upwards of 25 years - well worth the money.

Make sure it's a Bauderflex roof system, and if you know any surveyors or builders, have them check the work. You will probably need a new deck (normally 12/15mm wbp plywood at £50 p/m2) as the original is probably saturated. If you can stretch to it, ask for timber furring pieces on top of the timber joists and under the deck to give the roof a 'pitch' to aid run-off.

Expect to pay about £700-900 for the work from a local builder, without any insurance backed guarantee.

:)
 
Thanks nice bit of advice! Gulp at the cost though!

Oh and welcome to the forums, place is fully of crazy people but there's a lot of good help going around :)
 
dunno about that `Bauderflex roof system`
but make sure you don't get felt
get a fibreglass system,that way if it leaks in future due to holes ,by sharp objects etc.,it can be easily and properly sealed and patched
as for price,i reckon that the previous poster was a little bit generous with the cost,i f you ripped off the old felt.replaced with ply or chip board(easy to do if not to high)the cost os the fibre glassing would be about £300 max
(although i work in the building industry i don`t know 100% how accurate this costing is)so don`t shoot me :D
 
Last edited:
ANDARIAL said:
dunno about that `Bauderflex roof system`
but make sure you don't get felt
get a fibreglass system,that way if it leaks in future due to holes ,by sharp objects etc.,it can be easily and properly sealed and patched
as for price,i reckon that the previous poser was a little bit generous with the cost,i f you ripped off the old felt.replaced with ply or chip board(easy to do if not to high)the cost os the fibre glassing would be about £300 max
(although i work in the building industry i don`t know 100% how accurate this costing is)so don`t shoot me :D
Click to expand...

Poser? I am nothing of the sort :p

Bauderflex is an elastomeric felt roof system with vapour permeable layers, it's UV stable and lasts for years - hence the insurance backed guarantees. I wouldn't specify it for all my flat roof needs otherwise! Traditional felt is marvellous, if applied correctly. Many builders/roofers don't follow advice and use one maybe two layers - insufficient. You need a good three/four layers, bonded with hot bitumen with a burner, with a chipping covering if you are anal. I don't like chippings... (just to put your mind at ease about Bauderflex, it is used on all Ridgeons 'sheds' - 100,000m2 roofs at a time ;) )

There are countless other options, (single ply membranes, painted ply), your fibreglass idea is a valid one, however fibreglass doesn't bode well in too much sunlight and tends to crack and shrink. You need to include for a layer of chippings if you went that route. It would look unsightly, plus any chippings would accumulate in your downpipe/guttering. I really don't like chippings!

Sorry about the costs, i'm only guestimating as i usually do roofs over 25m2, and through traditional procurement methods so costs like H&S, access, site compounds etc are all included (you may find your roof is far cheaper even with Bauder - only have to ask!). You really need to get a decent trusted roofer out to 'quote you happy'!! (look at it this way, it's only going to be cheaper!) :)

Thanks for the welcome, the information on this site is incredible - a great resource. For the info i've read and accumulated, i'm only too happy to return the favour in some small way.
 
Most companies will only guarantee a repair for a year anyway.

Once the felt starts to go in one area probably not long before other leaks start appearing. Up to you whether to delay a new roof and stick to repairing. Its only going to get worse though.

I recommend felt - any decent contractor will give you a 10 year guarantee and if done right should last 15 years. Felt has come along way since the bad old days.

There are other options but for domestic your as well using felt.

The tricky part is finding a decent roofer. Roofing companies come and go very quickly so try and find one thats been established in your area for a good few years
 
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