We have a leaky 100 year old roof. Roofer quoted £5750 to fix everything pointing, flashing etc etc and investigate further.
They've shown up today to start work and say the rafters are rotting. Found one so far, probably more under there. They recommend a full new roof and want 20k for it!
Is that reasonable nowadays? A largish end of terrace with an outrigger.
We had our old mid-terrace roof redone around 2013(?), also with an outrigger, for about 4.5k, so this seems very steep, but I know roofers are in high demand now, so...
Anyway, we don't have a spare 20k knocking about. How likely is my house to fall down if we patch the leaks and try not to think about the rafters?
Get 3 quotes.
Building works have gone up massively.
20k does sound steep.
How many men and for how long? £300 per man per 8 hr day.
We were quoted £12k before Covid for a re-tile of a 3 bed semi. New membrane, lathes and slate tiles. Rafters fine.
If the rafters need replacing on yours too I can't see £20k being too far out (with Covid tax).
To be honest though - if they didn't spot the rotten rafters when quoting for the job then perhaps they're not the guys you need.
Are they a reputable firm?
Get it checked by someone else for a second opinion?
its worth checking your insurance policy as a new roof can be covered, if it cant be fixed by patch repairs etc..
A mate has had his roof recently done, Victorian Semi and it was over 45K by the time they got all of the rotten and dangerous bits out!
That doesn't sound sound too unreasonable if it includes new timbers.
My Mum paid £25k for her 100yo roof around 15 years ago. Big three story mid terrace listed building.
You don't want to hear this, but a mate has fairly recently had his roof done, and it cost him £100k (stone roof, listed building)
I got quoted north of 6K just for gutters, fascias and soffits recently.
Few months ago retiled one of my properties. 2 bed terraced cottage.
All the rafters/A frames were fine. It was 13k and took them 5 days total.
does sound steep.
That's roofs for you.
I've just shelled out about £17K for new roof, but that did include membranes, rebuilding some troughs, rafters and frames that were rotten. @ossify, you're in Sth Manchester aren't you? I can recommend the guys I used, they're local.
We were recently quoted £25k for a duel pitch end of terrace large London Victorian if that helps.
ts worth checking your insurance policy as a new roof can be covered
It's unlikely to be unless the repairs are becasue of a sudden event (tree falling on it, wind damage etc etc) , If its damage that's occurred over time, your insurance probs doesn't over it if you've just got a normal type of policy.
I'd be having a good look at the rafters from inside the roof to see if they're really rotten before they strip it all off and get it in the skip. If it's just one or two it's no big deal to replace them if they're stripping the battens and felt anyway.
If it seems too steep maybe we could all pitch in?
Sounds sky high to me
Maybe cut out the bad bits and bolt on new timber from inside before ripping a roof open with our weather, is it wood worm, wet rot, dry rot ? Surprised there isn't damage to walls and ceilings if the roof has been condemned?
OP
If you felt it was too steep,ask if they can put it on a slate and maybe some friends and family could pitch in .
reeksy
Full Member
If it seems too steep maybe we could all pitch in?
I see it. I like it.
Around 15 years ago my roof was overhauled. No structural problems and only partially stripped. Well over 250 000
Ok its a tenement block and the council organised it in a very corrupt way and half of that was for leadwork.
The sort of puns above are just dragging this site into the gutter.
Get 3 quotes.
Any idea how hard it is to even get a roofer to come and look? Anyway these guys have started the job and want an answer quick sharp so they can continue one way or another, they won't want to wait for 6 weeks while I chase others around for quotes.
Are they a reputable firm?
Yes, seem to have a good reputation
You don’t want to hear this, but
Sorry my eyes glazed over after that and I missed the rest of your post. Don't bother repeating it 😵
Maybe cut out the bad bits and bolt on new timber from inside
I am hoping something like this will be a solution.
Anyway I am going home to have a look for myself and discuss around 1pm, so we'll see.
you’re in Sth Manchester aren’t you? I can recommend the guys I used, they’re local.
North (Salford) but thanks.
The sort of puns above
I'm not sure if they're making me feel better or worse haha
£9k for us in September 2022 for a strip, re-membrane and mostly re-use of the original tiles along with working with our solar installer for in-roof, so a bit custom. They were the cheapest of 3 quotes by £3k.
Stockport here - please can you post or email their details as might need work doing. Thanks 👍
That does sound high... steep... costly.
Doesn't sound like you want to get other quotes though, so you could ask them to break the cost down for you.
What is the Cost of a New Roof in 2023? | UK Price Guide | Checkatrade
I see it. I like it.
I dunno, it went over my head.
Was that price including the scaffolding? I work with a number of scaffolding firms and a full scaffold over the roof can be £10k on its own.
half of that was for leadwork.
At that cost I suspect that's grey painted gold.
MHutch, thought I'd better pipe up here. I recently had seamless gutters front and back, renovated and repaired fascia and a tweak of the lead flashing on the chimney, scaffolding included, £1400. No need to splash out more than that.
At that cost I suspect that’s grey painted gold.
Surely you mean gold painted grey?
To be honest though – if they didn’t spot the rotten rafters when quoting for the job then perhaps they’re not the guys you need.
I had three quotes for a reroof and they all just took a look from the ground and costed it up. You'd only find rotten rafters if they went in the attic probing around, which none of them did...
I’ve attempted to get multiple quotes for our re-roof, but failed - simply had roofers not turn up or not even return calls. I’ve had one quote so far from a firm that have a very good reputation and that came in at £25k. That’s for a 25mX7m slate roof with good main timbers, reusing the Victorian slate wherever possible, fitting superfoil insulation, a membrane, new battens, composite fascia boards, new gutters, downcomers and a new dry ridge.
Cost of the superfoil is not included in that - just the installation.
we're having a large-ish extension done, of which the cost of the pitched roof is £50k. I wouldn't even call your insurers in your circumstance, as its quite clearly a maintenance issue rather than caused by a storm/other event
I haven't checked this myself, but I've seen several places saying that if you're replacing a roof, or building a new one, that a solar roof (as opposed to solar panels on an existing roof) costs the same as a normal roof. The free electricity afterwards would soften the initial blow. I've also read that getting hold of solar roof/fitters isn't easy because everyone wants one.
Yeah @woodlikesbikes I’ve heard exactly that. The cost of integrated panels=the cost of new slates. Usually though in a re-roof IME the slates are the least of anybody’s worries.
Usually though in a re-roof IME the slates are the least of anybody’s worries.
If they're real slate, they'll be the most expensive bit!
No Roofing tools in your Megasack win?😉
Was that price including the scaffolding?
Yes. Scaffold already up, apparently it was almost half the cost of the (originally) quoted £5750.
Won't need to go over the whole roof as they'll do it in sections.
Interesting about the solar. I'll ask them about it though I don't think they do solar. Tiled roof, not slate.
Would love to get other quotes but as they're in the middle of the job and want an answer for the morning if possible, it's not really feasible...
For those asking for contact details:
https://www.pmandsonsroofing.co.uk/
https://www.checkatrade.com/trades/pmandsonsroofingspecialist1023863
No Roofing tools in your Megasack win?
I'm not sullying my shiny new tools on my manky roof! They're going to be stored next to the bike, and stroked occasionally.
Ok.
The rotten rafter they found was under the eaves, behind the fascia board running down the gable end (no soffits). If all leaks are fixed this will hold up for a good while even if it is a bit crumbly. It's bare wood and completely external, albeit pretty sheltered.
Any rafters I can access from the inside look ok, but there are a lot I can't see. Most leaks have been down around the chimney stacks due to expired and badly installed lead.
So where are we... £5750 to fix leaks. Another £1200 because another chimney stack also has the same issues, not spotted before. Big stacks needing lots of lead and repointing. Bigger roof than a normal house.
Nearly 7k then to fix leaks, but maybe needing more work in X years. OR £25k for a full reroof including all the leak fixing, plus new plastic fascia boards, but forget about it for the next 50+ years. Seems a simple choice if only I had 25k 😬
Water does so much damage, so quickly.
If they can stop the leaks and keep things ventilated, I personally would be considering how long I'm in the house for and going for the lower figure/smaller work.
If I thought I could get our roof re-done for 20k I'd jump at it.
Instead I plan to move out before any major repair becomes unavoidable.
My first house was described by the survey as being due a new roof, we sold it about 20y later and it was still due a new roof.
