What is flashing for flat Colorbond roof?

hi all

I got a roofer to fix my garage roof and i am not sure if he did everything he meant to.

In the quote it says

"Removal of all sheeting and flashings" and "Supply and install custom flashings"

I attach the photo of the finished work.

From what I research the flashing includes the part which is fixed into the brick to lead the water to the sheets and I circled around it in the photo. But the roofer has not changed it and claims this is not the flashing he meant and this part is not included in the quote.

Could someone please let me know if i am wrong here?

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Comments

JacobZ

Hi @moe88,

A warm welcome to the Bunnings Workshop community and thank you for your question.

Did they explain what flashing they were referring to?

Flashing is a fairly general term that refers to a thin piece of metal (usually aluminium, galvanized steel, or copper) that's installed to direct water away from critical areas where the roof surface meets something else.

There are two flashings made of the same material as the roof sheets that they could have been referring to.

While the pieces that you have indicated can also be referred to as flashings, unless the quote said replace all flashings, then it seems like they were referring to the flashings I have pointed to above.

I would ask them for clarification on what flashings they were referring to as it was quite ambiguous, but it does not mean they haven't carried out what they have quoted for.

Allow me to tag @Nailbag and @Dave-1 for their thoughts.

Jacob

Dave-1

https://www.workshop.bunnings.com.au/discussion/comment/50892#Comment_50892

Afternoon @moe88

My thoughts are the same as @JacobZ 's in asking for some clarification. I wouldnt hold your breath type deal in them fixing it but they could so no harm in asking.

Is that the only tear in the existing flashing? If so I would just be putting a patch over that section as a fix for now solution.

I have had people look at me odd when Ive been looking for a "roll" of flashing.... When I explained what it was they still looked odd at me lol I Think we have names for items sometimes "set" in our heads and cant see past the "name"

Dave

moe88

https://www.workshop.bunnings.com.au/discussion/comment/50892#Comment_50892

Thank you so much for your reply.

The quote says

"Removal of all sheeting and flashings" and "Supply and install custom flashings".

But roofer said "the part that goes into the brick would be a more expensive quote"

I paid 4.5k for this job (15sqm flat garage roof) which included roof insulation but no timber change due to the roofer's advise.

I'm surprised the flashing indicated is not included in the quote.

Sorry in advance for too many questions and thanks for your time.

1- Isn't the term "all sheeting and flashings" sufficient to assume the job is not fully done?

2- regarding insulation, would you know why the gutter box shown in the first photo does not have insulation? Is that a standard or they forgot?

3-Again for the insulation, shouldn't they fit the corners along the wall to avoid these gaps and loose parts?

Some more photo just to give more context

Dave-1

https://www.workshop.bunnings.com.au/discussion/comment/87563#Comment_87563

Afternoon @moe88

When we dont recieve the work level of what we expect there are a few steps you can do to change/improve or solve the issue.

Step one

Always contact the installer or the installers boss. It is nerve wracking but a problem can be stopped with a resonable discussion. Id avoid of accusing bad work and would say this seems to be hanging for say the silver foil you have shown. A pleasant approach is always teh best.

Step two.

Cool off for a bit, maybe its a miscommunication as in the whole "flashing" and the people installing it. Then let them know in writing or have another chat if necasary that it isnt up to what you have specified.

Step three

The department of Fair trading Department of Fair trading NSW (Other staes will have the equivilent ) or NZ Fair trading ACT

When ive gone through the steps to clarify or form a complaint has been generally where I start to see what I mean verse what they mean. Negotiating an outcome somewhere between the two may be a solution that you can handle. Maybe read up on the steps in your area and then when you do step One or Two again you can suggest a way forward.

As a side note, I think its $5,000 and under they do not need to be a licenced builder to do certain wiork, but that may be different for the state you are in. It loops back to fair trading to verify what is your next step.

Dave

moe88

https://www.workshop.bunnings.com.au/discussion/comment/109319#Comment_109319

Thanks @Dave-1

I get your point, just wanted to build some knowledge about the terminology and standards of the work to have reasonable expectations from the roofer.

To comment on your side note, from what I read, in NSW where I am, under 5k doesn't need licence however my roofer is licenced.

Dave-1

https://www.workshop.bunnings.com.au/discussion/comment/121997#Comment_121997

Afternoon @moe88

:)That makes life a LOT easier. Well at least you have confirmed that people see flashings as a few different things 🙂 lol and yeah I am laughing at the pun.

If you get to the end of the tether talking to the roofer, mention the negotiated outcome and then somehow polietly drop that the next step is fair trading. You can check out builders licences and see if complaints are against the licencee I think. Its meant to give a better outcome over issues like this I think.

Dave

Nailbag

https://www.workshop.bunnings.com.au/discussion/comment/121997#Comment_121997

Hi @moe88

Apologies for being late into the conversation and if any of my information is a double up. So, I have attached below what I hope might provide a clearer understanding to your questions and expectations from all your posts. Generally from what you have mentioned, it appears it's all above board. My disappointment would be in a few associated area's the plumber could have recommended for very little extra in cost. Like replacing old for new flashing embedded in the brickwork. That would/should not have been much. and to replace the two downpipes (one of which they have dislodged) and rear gutter that falls the wrong way. None of these are of any major concern except the rear gutter. Personally I would not give them the business and have somebody else rectify.

In reference to your last post, the $5K in NSW (and several other states), triggers the requirement for a building permit. It generally relates to any construction or renovation work valued at $5,000 or more, and for owner-builder permits, work valued over $10,000 requires one, with additional qualifications needed for work over $20K. You should check with local council, but I am confident in your case this is not a renovation but a repair and wouldn't trigger a permit.

Your roof can be replaced by anyone including yourself. But the reconnections to the storm water system requires a licences plumber, which you have used. Asking for a compliance certificate from them for a small fee (charged by regulatory bodies) would be worthwhile for any future instance or building claims. I have always requested these from licensed trades.

Hope this helps. Nailbag.

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moe88

https://www.workshop.bunnings.com.au/discussion/comment/130053#Comment_130053

Thanks @Nailbag

Nailbag

https://www.workshop.bunnings.com.au/discussion/comment/135107#Comment_135107

Your welcome @moe88 🤝

moe88

https://www.workshop.bunnings.com.au/discussion/comment/138457#Comment_138457

Hello Again guys

@Nailbag @Dave-1 @JacobZ

I know this might be out of the scope of this post but idk where else to ask this question.

I asked the roofer to give me an itemised quote because I wanted to know the cost of the materials and what material to use; because i wanna try do the same work on my friend's garage.

After a long conversation and receiving multiple not itemised quotes with different numbers, the roofer sent me the following photo which still I can't look up the items online.

Could you please tell me if in your opinion this invoice seems fair? Now I feel the prices of sheet and flashing are hyped but i might be wrong.

I should have done this due diligence before accepting the quote but the initial quote was a lump sum and was similar to other two roofers quotes so i did not question it much, which is my loss.

It is a 3 by 6 meter garage

Dave-1

https://www.workshop.bunnings.com.au/discussion/comment/140682#Comment_140682

Morning @moe88

Some people supply itemised lists, some dont. My Carpenter /builder mate generally hasnt. The thing is he has got me to buy the consumables, its eye opening when you start going through EVERYTHING that gets used and thats without the tools they have bought and the knowledge they have acquired.

I generally expect the labour to be high, at least 3 times the material cost is a rough workout I have found. I am paying for their skill, knowledge and experience. I also figure that the builders will add an adjustment to items if they purchase them. I really try hard not to look back at a price and figure it out 🙂 Its scary and we have been happy enough with the price before we started the project. The hours the installer has spent in picking up the gear, getting it to your place and then the actual job and tidy up all rack up. I am just describing things we dont generally think of as a customer and have had plenty of chats with carpenters and plumbers I know over the topic 🙂

Thats the long answer 🙂

Short answer is "The job is done (maybe not perfect) but done, you have learnt a few terms 🙂 and yep you could actually go through and quote your friends garage from the information you have learned. It would be an interesting project to compare the both cost wise 🙂 I have found that even when I "know" how things are done having someone with the actuall experience doing the work, well much faster to say the least and no mistakes 🙂

The overall price for what has been done dosnt sound unreasonable, the breakdown as they have supplied is "lifts hands" its hard to hard to judge as we arnt on site 🙂

Dave

Nailbag

https://www.workshop.bunnings.com.au/discussion/comment/140682#Comment_140682

Hi @moe88

There will be a fair amount of fluff in the quote as most trades tend to make money on materials and the fact most customers have no idea on actual cost. Anything steel related will always be very expensive. A mate of mine does exposed-agg driveways and was just telling me that the price of the mesh had gone up 3 times in 12mths. He's also a bit on an anomaly as he gives his customer estimates on the materials and where to pay up front for them. He then orders the materials as needed. So you're only paying him for his labour and no markup on materials. At my last house I was quoted $18-$20K by several converters. My mate's estimate was $14K with the only firm price was his labour. In the end is only me $12K!

Bottom line is that the only way to know for sure is go price up the materials yourself. And for labour, divide number of people by the hours works for the hourly rate. Their rate varies depending on their qualifications. You also have to factor in the runnings around they do to get the materials.

Nailbag

moe88

Hello Again guys

@Nailbag @Dave-1 @JacobZ

Thanks again for you responses regarding my case in the past.

Update: The roof continued with leaks and after fighting with the roofer for months and multiple failed attempts by him for the fix, he came to install new flashings.

Seeing the final work, I noticed below items which I appreciate your input:

Isn't the flashing meant to continue all the way and pass the gutter box (similar to the old flashing)?
- The left and the right side are following a different method as I marked. Are they following the standards?

I see this big hole (size of a $1 coin) from the inside which is filled with silicon from the outside, isn't it concerning?.

Generally speaking, are there too much silicon and a messy final work or this is normal?
Isn't the final work relying too much on silicon; rather than overlapping the sheets and flashings?

EricL

https://www.workshop.bunnings.com.au/discussion/comment/57227#Comment_57227

Hello @moe88

In regards to repairs made to your roof, I was wondering the same thing about the flashing and why it was cut in that particular fashion. I suspect that the roof installer must have been following standards as well, they must have had a reason to do it in this particular fashion. The excessive use of silicone is a bit of a worry; I get the feeling that they are compensating for the lack flashing and have decided to use silicone to solve that shortfall. But then again perhaps they are just overprotecting the edges to prevent any possible leaks.

Let me tag @Dave-1, @AlanM52 and @Remarka6le for their recommendations.

If you need further assistance, please let us know.

Eric

Dave-1

https://www.workshop.bunnings.com.au/discussion/comment/90913#Comment_90913

Good Evening @moe88

Its a hard call about why they have done the cutting/stepping of the flashing. I suspect there is a reason, maybe so the flashing cannot be seen from the ground? But something logical as I think it would require extra work to shape it like so.

Excess silastic... Its not the greatest job I admit. However maybe they went hard on it to reduce to chance of leaking. If there has been back and fourth discussion maybe they just want to make sure its done so used more then needed?

The 1 dollar sized hole in the corner. Mmm Another more silastic is better for a suspect leak point?

The last question I have, How much of the bad silastic-ing can be seen from the ground?

Dave

moe88

https://www.workshop.bunnings.com.au/discussion/comment/111398#Comment_111398

Thanks Dave

I suspect the reason is as simple as being short on their measurements, seeing their history of work. The old flashing was coming all the way and passing the gutter box.

Im just worried that instead of flashing being the cover, now there is only silicon as the barrier. And that was one of the point where there used to be a leak.

-Yes there has been many attempts but not the right fix, fingers crossed for this time.

- not sure what is the 2nd question. I need to test and run water to see if it passes, which believe it will leak

-nothing is visible from the ground.

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