Hi,
Some months back I had a leak from a section in our stone guttering at the front of our home, causing our bedroom wall to become wet. We had this 'repaired' using acrypol by some roofers, in retrospect a cowboy job but I felt pressured in doing so as we were about to have a week of heavy rain and needed to mitigate any damage.
We began to redecorate the room after due to staining, and after having the room replastered, we noticed the original patch gets saturated during heavy rain, so the repair failed.
We also noticed after plastering had dried that the party walls where the chimney breasts lie weren't drying fully. We have had a few tradesmen diagnose, and the general consensus is that this is likely because of the flashing failing on each chimney. As this hasn't dried, we cant really proceed in decorating further.
We have been waiting some time to get quotes for this work, but also having some worries around upselling of work being offered, so want to be sure what we've been offered is good and fair.
We had 3 quotes:
Quote 1: ~£1500
Never got back with the proper breakdown, but around 2k to redo the full flashing on each chimney and re line the front gutter.
Quote 2: £1,115
- Stone gutter cleaned, heated up, and hydrocil Applied (£670)
- Flashings to chimneys x 2 sides and lead soakers (£380)
- Lead capping above bay window (£105) - this was one that I asked on the day to optionally quote for, as we have had a bit of dampness above that bay
Quote 3: £4,068
Erect scaffold at the front of the property
- Strip slates from existing roof and stack for re use
- Strip existing timber slate battens and clear all waste from site
- Line front stone gutter using Code 4 lead and welt at lead joints
- Install eave support trays
- Install new breathable membrane
- Re install existing slates
- Install ridge tiles
I was originally leaning to Quote 2. Well aware that Quote 3 is by far the most expensive and comprehensive, but comes with essentially making the roof more modernised, as it is the 'original' roof. However, don't want to get myself goaded into an upsell if it's the case from the pics shared that the roof is basically fine.
Would really welcome some opinions on this as it's been preventing us doing further decorating work for quite some time. I've put below a bunch of pics of the exterior of the house, the room itself, and the loft.
Some months back I had a leak from a section in our stone guttering at the front of our home, causing our bedroom wall to become wet. We had this 'repaired' using acrypol by some roofers, in retrospect a cowboy job but I felt pressured in doing so as we were about to have a week of heavy rain and needed to mitigate any damage.
We began to redecorate the room after due to staining, and after having the room replastered, we noticed the original patch gets saturated during heavy rain, so the repair failed.
We also noticed after plastering had dried that the party walls where the chimney breasts lie weren't drying fully. We have had a few tradesmen diagnose, and the general consensus is that this is likely because of the flashing failing on each chimney. As this hasn't dried, we cant really proceed in decorating further.
We have been waiting some time to get quotes for this work, but also having some worries around upselling of work being offered, so want to be sure what we've been offered is good and fair.
We had 3 quotes:
Quote 1: ~£1500
Never got back with the proper breakdown, but around 2k to redo the full flashing on each chimney and re line the front gutter.
Quote 2: £1,115
- Stone gutter cleaned, heated up, and hydrocil Applied (£670)
- Flashings to chimneys x 2 sides and lead soakers (£380)
- Lead capping above bay window (£105) - this was one that I asked on the day to optionally quote for, as we have had a bit of dampness above that bay
Quote 3: £4,068
Erect scaffold at the front of the property
- Strip slates from existing roof and stack for re use
- Strip existing timber slate battens and clear all waste from site
- Line front stone gutter using Code 4 lead and welt at lead joints
- Install eave support trays
- Install new breathable membrane
- Re install existing slates
- Install ridge tiles
I was originally leaning to Quote 2. Well aware that Quote 3 is by far the most expensive and comprehensive, but comes with essentially making the roof more modernised, as it is the 'original' roof. However, don't want to get myself goaded into an upsell if it's the case from the pics shared that the roof is basically fine.
Would really welcome some opinions on this as it's been preventing us doing further decorating work for quite some time. I've put below a bunch of pics of the exterior of the house, the room itself, and the loft.