Rough cost to re-coat metal warehouse roof

[N-UPS]

Does anyone have any experience with roof refurbishments?

Looking at our 5K sqft roof
(rented warehouse)
the original coating has mostly flaked off

I have no estimates - someone is coming to have a look.

Has anyone done this and remember rough costs?

Best regards

 

[Onthebrightside]

Why are you repairing the roof it you rent it?

You really need to look at the old roof to know why it's failing. Is it just a wriggly type roof that's rusted or is it a fully installed stainless steel or coated Zinc Roof?

It depends what type it is re: cost of removing it and what type of metal roof you want. If it's not just the wriggly type and the coating has flaked off, it would indicate that it was incorrectly installed in the first place (i.e. lacking a vapour barrier, or that it's the wrong type of metal roof for where you are (i.e. you are by the sea and it doesn't like the salty atmosphere). If it's just the wriggly variety - shouldn't your landlord replace it if its so old its rusted.

Really you need to get someone down to investigate why the current one has failed (in case you put good money after bad) and get an idea for what you want to replace it.

In regard to cost there's also the clips, screws etc. etc. and labour, so there's no ballpark figure (depends how far they are from you) and in addition the price of metals go up and down by the day/week/year.

In short then : Get a quote from a metal roofer - not a ballpark on here, because it won't be even close to to what you might have to pay. Also. it will depend if the structure under the metal is still sound.

 

[AlanJ1]

Why are you repairing the roof it you rent it?

I am guessing they have a fully repair lease (almost all B2B leases are unless you negotiate out of it).

 

[Onthebrightside]

I am guessing they have a fully repair lease (almost all B2B leases are unless you negotiate out of it).

For the roof structure?

 

[AlanJ1]

For the roof structure?

I would expect so yeah, leases tend to be fully repairing for everything on the building unless you specify. Our old place we had the landlord remove the roof as it was in that bad of a shape.

 

[Onthebrightside]

I would expect so yeah, leases tend to be fully repairing for everything on the building unless you specify. Our old place we had the landlord remove the roof as it was in that bad of a shape.

Blimey! Even more reason for the OP to ensure they've got all the details right before they start to pay out for a roof. Good on you for noting that and getting it done.

 

[AlanJ1]

Blimey! Even more reason for the OP to ensure they've got all the details right before they start to pay out for a roof. Good on you for noting that and getting it done.

Yeah honestly getting legal advice before signing any lease is a 100% must. You can get absolutely screwed.

 

[WaveJumper]

Interesting as from days gone by all the leases I had ever been involved in, tenant was responsible for all internal (the complete shell and store fronts) landlord was always responsible for external walls and roof.

Always check your lease and never sign one without legal advice.

 

[Onthebrightside]

Interesting as from days gone by all the leases I had ever been involved in, tenant was responsible for all internal (the complete shell and store fronts) landlord was always responsible for external walls and roof.

Always check your lease and never sign one without legal advice.

Yes totally agree, never heard of a lease involving external walls or the roof structure. Still, things move on and I guess it's as you say - you've got to check the lease.

 

[IanSuth]

ours was "all structures up to eaves height" which led to us being responsible for replacing an internal ceiling which collapsed due to a blocked gutter/failed gully flashing leading to a leak

 

[N-UPS]

Howdy

as you guys have discovered almost all leases are FRI (Full repairing and insuring). Try getting one without FRI. There might be regional differences and you could come across a landlord that deals directly on a few units they have and is more reasonable, but I think the industry standard is FRI, and this is due an upset.

Its not a question of legal advice really - they will just tell you - you pay for EVERYTHING. Its becoming a market problem where we have people who want to buy (us) but can't for lack of availability, and you have huge hedge funds (Mileway et al) making markets and for example doubling yearly rent while the material degrades, leaving you to improve their buildings at your cost - which they then could rent for more on an open market, and increase your rent again.

So back to the roof - we have a condition report when moving in and are not required to hand back in a state better than that. At that point the roof had flaking coating - it was circa 35 years old

Fast forward a decade and its got worse - the landlord paints the outside of the units but has handled the roof by hammering tenants with dilapidation bills on moving out.

Judging by the amount of debt recovery / outstanding bills that were getting delivered when we moved in, I think the company in before us went bust, and there was no one to send the delaps bill to, so the roof was left.

Now there could be a case about design life and reasonableness - where exactly does all the money we pay in rent (approx 12% P/E ratio) go to if the landlord does not do anything, but who likes courts, who knows the outcome, and morality is not a legal requirement.


So I'm thinking we're going to get nailed at some point for it, we might do it now and have the benefit of the roof being re-coated and then on exit the condition will be more comparable to the condition on moving in.

 

[N-UPS]

Grey area thought - as this is tenuous

Mileway is connected to Blackstone

Blackstone Completes €21 Billion Recapitalization of Mileway - Blackstone

Press releases, portfolio company news, and timely updates on our business.

www.blackstone.com

Blackstone is IIRC the worlds largest by AUM fund (7 Trillion dollars).

They normally invest in stocks bonds gilts etc. One thing they cant get into is privately owned companies, which can be highly profitable. A way of getting access to that growth is to own something that these kind of companies all need to operate

... Commercial real estate.

If you get enough (Mileway have 1900+ estates) you can start to be a market maker on pricing in a demand driven, supply limited market. One that lacks regulation.

 

[Onthebrightside]

Howdy

as you guys have discovered almost all leases are FRI (Full repairing and insuring). Try getting one without FRI. There might be regional differences and you could come across a landlord that deals directly on a few units they have and is more reasonable, but I think the industry standard is FRI, and this is due an upset.

Its not a question of legal advice really - they will just tell you - you pay for EVERYTHING. Its becoming a market problem where we have people who want to buy (us) but can't for lack of availability, and you have huge hedge funds (Mileway et al) making markets and for example doubling yearly rent while the material degrades, leaving you to improve their buildings at your cost - which they then could rent for more on an open market, and increase your rent again.

So back to the roof - we have a condition report when moving in and are not required to hand back in a state better than that. At that point the roof had flaking coating - it was circa 35 years old

Fast forward a decade and its got worse - the landlord paints the outside of the units but has handled the roof by hammering tenants with dilapidation bills on moving out.

Judging by the amount of debt recovery / outstanding bills that were getting delivered when we moved in, I think the company in before us went bust, and there was no one to send the delaps bill to, so the roof was left.

Now there could be a case about design life and reasonableness - where exactly does all the money we pay in rent (approx 12% P/E ratio) go to if the landlord does not do anything, but who likes courts, who knows the outcome, and morality is not a legal requirement.


So I'm thinking we're going to get nailed at some point for it, we might do it now and have the benefit of the roof being re-coated and then on exit the condition will be more comparable to the condition on moving in.

 

[Onthebrightside]

Well, it might the case that the metal that's on there can just be recoated, that might be a cheaper options. I'm sorry this has happened to you, rotten luck.

 

[N-UPS]

Re-coating is the plan.
Anyone done it? Everyone was saying there is no way to ballpark it etc, but.... there is a way. If you've done it you would know roughly cost per sqm.

I think they blast off all the loose stuff/old coating then spray or roller the new on. Seems to be about £130 for a 20KG tin of some roof sealant

est 1-2 M^2 per KG
so thats £3-6 per M^2 of surface for the coater