Kevin Cook
Active member
Apart from concern about the impact on our budget, £200k seemed extreme for the refurbishment/replacement of the roof on 1 – 11 LCS. As per my post on Deanery Mews, I did some investigation with other contractors.
I can confirm that for extensive repairs to roofs, 50% or more, Building Regulations 2022 now compel us to increase the insulation within (or upon) the roof to comply with today's standards, which are naturally more stringent than those of the year 2000 and will become more onerous in 2025. In this case the most obvious approach would seem to be to lay new insulation and the a new plywood deck over the existing roof structure, followed by one of the latest generation of membranes to the entire area, lapped up and over the parapet walls.
From Google Earth, I measured the roof of 1-11 LCS as 240 sq mtrs. And made inquiries on that basis (to include removal & replacement of paving slabs.
Additional sqm areas for 13 - 15 can be added pro-rata. Estimates have been assumed to be EX-VAT (as is customary) and so VAT has been shown and added.
A trusted roofing company in Hanham questioned the need to completely remove the existing sub-deck structure, but subject to visual inspection they may support the proposal to peel the existing membrane. They suggested that core samples show isolated spots and would need further investigation before condemning larger areas.
They doubted the need to replace extensive areas of sub-deck, but included the increased insulation and indicated a cost of £200 - £250 per sq mtr plus £5k for scaffold, all plus VAT.
That produced a guide price of £60k - £72k INC VAT. This, of course, excludes and management fees or mark-up from 3Sixty. I was subsequently advised that an independent project manager would typically charge £500 - £900 per day and that we should expect 15 working days as a guide. This adds £7,500 - £13,500 plus vat = £9k - £16k INC VAT, so an initial site-unseen estimate of £69k - £88k for 240 sqm.
Increasing the area to 420 sqm to encompass Nos 13 - 15 plus the triangular section of roof behind this row, We seem to be looking at £120k - £150k inc the project manager and VAT. Slightly lower than the costs projected by 3Sixty.
An alternative company from WSM called Proactive Flat Roofing were more expensive, but their preliminary guidance was the same, their prices (240 sqm) excluding a project manager were £110k - £140k INC VAT, so adding £9-£16k for a project manager and increasing to 420 sqm we go above the prices indicated 3Sixty.
I am shocked, by these prices BUT I still have an uneasy feeling about the quotes from 3Sixty. This is a HUGE amount of money for DRBML to find, how the heck do we finance this? If for nothing other than due diligence, we should investigate in greater depth.
From a personal perspective; I am greatly concerned by the gravity of this financial outlay and the impact, given that cores 1 & 2 are probably not far behind.
I am happy to research, gather technical information and ask for comparative estimates and indeed, for 3Sixty to see me doing so, but I am conscious of the scale both in funding and the value of such contracts. These factors combine to leave me feeling somewhat out of my depth, so the availability of neutral wisdom would be of great help.
Any thoughts ????????
Regards .............. Kevin
I can confirm that for extensive repairs to roofs, 50% or more, Building Regulations 2022 now compel us to increase the insulation within (or upon) the roof to comply with today's standards, which are naturally more stringent than those of the year 2000 and will become more onerous in 2025. In this case the most obvious approach would seem to be to lay new insulation and the a new plywood deck over the existing roof structure, followed by one of the latest generation of membranes to the entire area, lapped up and over the parapet walls.
From Google Earth, I measured the roof of 1-11 LCS as 240 sq mtrs. And made inquiries on that basis (to include removal & replacement of paving slabs.
Additional sqm areas for 13 - 15 can be added pro-rata. Estimates have been assumed to be EX-VAT (as is customary) and so VAT has been shown and added.
A trusted roofing company in Hanham questioned the need to completely remove the existing sub-deck structure, but subject to visual inspection they may support the proposal to peel the existing membrane. They suggested that core samples show isolated spots and would need further investigation before condemning larger areas.
They doubted the need to replace extensive areas of sub-deck, but included the increased insulation and indicated a cost of £200 - £250 per sq mtr plus £5k for scaffold, all plus VAT.
That produced a guide price of £60k - £72k INC VAT. This, of course, excludes and management fees or mark-up from 3Sixty. I was subsequently advised that an independent project manager would typically charge £500 - £900 per day and that we should expect 15 working days as a guide. This adds £7,500 - £13,500 plus vat = £9k - £16k INC VAT, so an initial site-unseen estimate of £69k - £88k for 240 sqm.
Increasing the area to 420 sqm to encompass Nos 13 - 15 plus the triangular section of roof behind this row, We seem to be looking at £120k - £150k inc the project manager and VAT. Slightly lower than the costs projected by 3Sixty.
An alternative company from WSM called Proactive Flat Roofing were more expensive, but their preliminary guidance was the same, their prices (240 sqm) excluding a project manager were £110k - £140k INC VAT, so adding £9-£16k for a project manager and increasing to 420 sqm we go above the prices indicated 3Sixty.
I am shocked, by these prices BUT I still have an uneasy feeling about the quotes from 3Sixty. This is a HUGE amount of money for DRBML to find, how the heck do we finance this? If for nothing other than due diligence, we should investigate in greater depth.
- I suggest we ask 3Sixty for sight of the lowest quote, under the guise that we want to understand the areas concerned and what work is proposed/included.
- I would also like to know what other charges (IF ANY) will be imposed by 3Sixty for the expedition of this project.
- I feel that we stumble blind and isolated from the project tendering and management process, being presented with minimal detail in both phases.
- If the scaffold is still in place, I could ask one or both of theses contractors to carry out a more detailed inspection, or if we arrange a scaffold tower, or access over the wall from a 2nd floor apartment, we could get this done soon at little or no cost.
From a personal perspective; I am greatly concerned by the gravity of this financial outlay and the impact, given that cores 1 & 2 are probably not far behind.
I am happy to research, gather technical information and ask for comparative estimates and indeed, for 3Sixty to see me doing so, but I am conscious of the scale both in funding and the value of such contracts. These factors combine to leave me feeling somewhat out of my depth, so the availability of neutral wisdom would be of great help.
Any thoughts ????????
Regards .............. Kevin