BBM Full roof quote 17/03/2011

Attached is a copy of the full roof quote from BBM issued 17/03/2011 'BBM 129 Lochend Road Edinburgh EH6 8BX Email: bbmcontracts@live.co.uk Tel 0790034733: 0131 538 3511 Ref: bbm/46Brunswick 16/03/11 46 Brunswick Street Edinburgh Repairs to roof. The render and skews on several points to the chimneys are defective. The render has cracked and lost contact with its surface causing it to fall from the stacks. The mortar skews have also broken away causing a crack to allow water in behind and into the internal fabric of the building. To remedy this I would recommend the render and skews are removed and redone. Mortar skews are a cheaper option when doing a detail for roof to wall meeting. There is differential movement between the roof and the wall and mortar is not flexible enough to take up the differences thus leading to cracks. A much better method is to use lead watergates. Lead is raggled into the wall and sealed giving you a better and longer lasting solution. To do this work effectively it should be done prior to the rendering of a chimney to allow for a belcast bead to be fitted just below the raggle. The bead is part of the render and helps protect the lead seal from the weather. I have included a price for this option in the quote. This part of the quote will be open to fluctuations as the price of lead changes and is increasing in price. There is no scrap lead to help offset the price increase therefore the costs would have to be agreed on acceptance of the quote. Your neighbours on Montgomery Street have a missing ridge piece that needs replaced and although not immediately, may affect your building eventually. This should be brought to their attention. Rendering a whole chimney is a better option and as they are communal then the costs for both sides of the chimney should be shared between adjoining tenements. A large cost involves scaffold so it makes economic sense. Involving another stair becomes a bigger problem to co ordinate for the stair spokespersons. There is a missing chimney pot to the back Brunswick street side communal stack. Some eroded stone work to the back wall at the Montgomery Street side. This has been patched and pointed using cement. Cement pointing prevents the stone drying out naturally and causes the surface to erode. There is a corroded blow off pipe protruding that’s possibly redundant and after some investigation this could be capped below roof level . A pop up behind the stack that over looks Montgomery Street front elevation has a broken seal and also looks redundant. I have attached some photos showing the defects. The front chimneys look to be in a worse state than the back two so if economics dictate then I would tackle these first. I would recommend that the stair starts a bank account that is used for communal repairs. I would need assurance that the finances are in place before starting works. If a contractor has to invoice each flat individually then it becomes costly. These costs and risks are ultimately passed on to the clients. Regards Stephen Buchan (Bsc) For BBM. Quote. Ref: bbm/46Brunswick Front Elevation chimneys. Montgomery St Cut back defective render and render chimney with 2 coats of lime sand mortar (one scratch coat and one finish coat). Cut back defective mortar haunch to skew directly below chimney and rehaunch. Erect tower scaffold for safe working and access. Remove all associated debris and scaffold on completion of works. Cost for this work: £2150.00 Watergate below this chimney. Strip back slates and mortar skew at junction. Raggle chimney and skew wall. Fix tilting fillet to roof. Dress 300mm code 5 lead to form watergate. Fit overhang into raggle and mastic joint with polysulphide mastic. Dress and fit slates to form overhang at tilting fillet. Remove all associated debris from site. Cost for this work. £1240.00. (must be done in conjunction with chimney repair) Brunswick St. Cut back defective render and render chimney with 2 coats of lime sand mortar (one scratch coat and one finish coat). Cut back defective mortar haunch to skew directly below chimney and rehaunch. Erect tower scaffold for safe working and access. Remove all associated debris and scaffold on completion of works. Cost for this work: £2150.00 Watergate below this chimney. Strip back slates and mortar skew at junction. Raggle chimney and skew wall. Fix tilting fillet to roof. Dress 300mm code 5 lead to form watergate. Fit overhang into raggle and mastic joint with polysulphide mastic. Dress and fit slates to form overhang at tilting fillet. Remove all associated debris from site. Cost for this work. £1240.00. (must be done in conjunction with chimney repair) Back elevation chimneys. Montgomery Street Cut back defective render and render chimney with 2 coats of lime sand mortar (one scratch coat and one finish coat). Cut back defective mortar haunch to skew directly below chimney and rehaunch. Erect tower scaffold for safe working and access. Remove all associated debris and scaffold on completion of works. Cost for this work: £2350.00 Watergate below this chimney. Strip back slates and mortar skew at junction. Raggle chimney and skew wall. Fix tilting fillet to roof. Dress 300mm code 5 lead to form watergate. Fit overhang into raggle and mastic joint with polysulphide mastic. Dress and fit slates to form overhang at tilting fillet. Remove all associated debris from site. Cost for this work. £1300.00. (must be done in conjunction with chimney repair) Brunswick Street rear chimney. Cut back defective render and render chimney with 2 coats of lime sand mortar (one scratch coat and one finish coat). Cut back defective mortar haunch to skew directly below chimney and rehaunch. Erect tower scaffold for safe working and access. Remove all associated debris and scaffold on completion of works. Cost for this work: £2350.00 Watergate below this chimney. Strip back slates and mortar skew at junction. Raggle chimney and skew wall. Fix tilting fillet to roof. Dress 300mm code 5 lead to form watergate. Fit overhang into raggle and mastic joint with polysulphide mastic. Dress and fit slates to form overhang at tilting fillet. Remove all associated debris from site. Cost for this work. £1300.00. (must be done in conjunction with chimney repair) Other works. Cut back pointing and repoint using hydraulic lime mortar. Cut back and repair stone (4 nr) with hydraulic lime mortar. Cost for this work. £400.00 (must be done in conjunction with chimney repair) Repair seal at upstand/pop up. £35.00 Remove blow off if redundant £30.00 Supply and fit missing chimney can. £65.00 Remove satellite dishes and reposition after works £100.00 each dish. Four dishes on the roof. There may be badly damaged stone under the render that needs replaced or taken out and bricked up. Until the render is hacked off, it is impossible to tell if the backing is strong enough to take another render. I would therefore recommend you have a £500.00 contingency fund in place to cover this. Even if it is not used it’s a good thing to have in place to cover any future emergency repairs. This quote is valid for 3 months. Please contact Stephen Buchan if you wish to discuss this quote further. Regards Stephen Buchan (Bsc) For BBM. '