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PostPosted: Thu Jun 07, 2018 8:41 am 
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I had a roofer in to replace the garage roof, the original quote more than trippled. However, the quote didn't go up until the roof was off, leaving me between a rock and a hard place.

What I'd like to know is whether the extra work actually needed doing, or if this is a scam. The original quote was for a new epdm roof including new boards. The roofer says the joists are rotten and unusable and has now charged me for replacing 15 joists, the condition of the old joists is shown in the pictures attached.

The old joists clearly have a little rot at each end where the fixings go, but most of the length seems sound. Do you think these needed replacing, and what is a reasonable price per joist?

https://www.dropbox.com/s/e8arerpmdxzcatb/IMG-20180606-WA0001.jpg?dl=0
https://www.dropbox.com/s/6qoaxzc8oq15iv1/IMG-20180606-WA0002.jpg?dl=0
https://www.dropbox.com/s/x38ajm9ldckmg29/IMG-20180606-WA0003.jpg?dl=0
https://www.dropbox.com/s/knn2f84i2pm8e6a/IMG-20180606-WA0004.jpg?dl=0
https://www.dropbox.com/s/94bhqyxml4196f2/IMG-20180606-WA0005.jpg?dl=0
https://www.dropbox.com/s/ncff2smd410mu0p/IMG-20180606-WA0013.jpg?dl=0
https://www.dropbox.com/s/p6p2ko83d9n1gil/IMG-20180606-WA0006.jpg?dl=0


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PostPosted: Thu Jun 07, 2018 9:14 am 
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The end where it joins to the wall is the most important part, it's like saying the joist is super strong but 6inches too short.

Obviously it's very hard to tell from pictures but they look pretty rotten. Have you done the screwdriver test? (Jab a screwdriver in it)



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PostPosted: Thu Jun 07, 2018 10:16 am 
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Yeah, you're quite right. For the small section, roughly a third of the depth and a a couple of inches along, it can't hold a screw. But for some of the joists such as the one shown in WA0001, the screw can successfully hold in areas around the rotten part and is good through two thirds of the depth ie not rotten through most of the joist. Meaning you can still have a spacing of less than 6cm between screws in good wood.

Sounds like you'd still replace them rather than trying to use or repair them, thank you for the reassurance. Does £80 per joist replaced, for 15 joists, sound fair? Then another £400 for uPVC facia (detached garage 3x7m)?


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PostPosted: Thu Jun 07, 2018 10:28 am 
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If 1/3rd of the joist is rotten then that means your joists are only effectively 2/3rds of their original strength and will only continue to get weaker.

If it were me, and I were spending the money on an EPDM roof which should last 25 years or more, I would be replacing any rotten wood. That being said £80 per joist sounds like a rip off unless I am missing something.



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PostPosted: Thu Jun 07, 2018 10:43 am 
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I guess not using rotten wood for something you hope to last 25 years+ makes sense.

What would you expect the cost per joist replaced to be?


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PostPosted: Thu Jun 07, 2018 10:49 am 
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Someone more experience will need to answer on that. It varies though based on a lot of factors, size of joist, length of joist, if new hangers are needed, if the plate is rotten too, how easy is access, where you live etc.



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PostPosted: Thu Jun 07, 2018 10:49 am 
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I've only looked at the one pic showing in the post and that needs replacing.

£1200 is too much if the boards are already off.

it would have to be very unusual/difficult circumstances for it to be more than a days work to replace 15 joists.

I'd say a maximum of £250 (depending on local labour costs) plus the cost of materials.

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PostPosted: Thu Jun 07, 2018 3:53 pm 
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I'm over in the South West (former Avon area). I'm not sure what the cost of a ~3m joist is, but it sounds like I've over paid, but not by a scam level amount. It seems the joists were, at the very least, in need of replacement. Given the difficult situation of the roof already being off, I guess he knew he could get away with charging a bit more.

For a 3x7m garage it was £600 for the install of the rubber including supplying 9 OSB3 boards (excluding rubber,adhesive&trims), £400 for the 20m of facia, and £1200 for the joists. The other quotes were for install and boards only and started at £900. So I guess I overpaid by about £400 if you consider him being £300 cheaper at the outset.

We live and learn. Thanks for all of your help Rorschach and ayjay, much appreciated.


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PostPosted: Thu Jun 07, 2018 4:07 pm 
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I would suspect he might also be trying to make up a bit of money as £600 for the roof and boards sounds a bit cheap to me.



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