Advice on re-roof price

[olimain]

We're in the midst of a loft conversion (110 yr old semi) and the company have pointed out that a fair few of the clay roof tiles aren't in the best of shape. It's not desperate, though the mortar between the roof and parapet wall is loose and needs doing - makes sense while I have scaffolding there anyway. I need to measure up but I can't see the entire area being more than 30m2, a quarter of which is part of the scope of the conversion (albeit with the tiles that have been removed from the rear for the dormers rather than new tiles).

-Remove existing old roof cover, battens & flashings from remaining main front roof elevations & clear away.
-De-nail & clean down existing rafters etc thoroughly ready to receive high performance breather membrane giving a minimum 150mm lap and secured with galvanized nails.
-Supply & fit pre-formed zinc valleys to front elevation valleys.
-Lay 19mm x 38mm tanalised battens secured with 65mm galvanized wire nails.
-Re-tile using Clay Burnt Flame tiles secured with 40mm Aluminum nails laid to an 100mm gauge
-Supply & fit new concrete half round ridge tiles to suit. Supply & fit new 150mm Aluminum soakers to all abutments.
-Renew flashings in Code 4 lead to be stepped into brickwork to existing chimneystack & party parapet wall and be pointed in using 3 x parts sand & 1 x part cement.

£5k inc VAT which I thought sounded a lot bearing in mind scaffolding & skip is in place. I should add that they've been great throughout the build so far and would trust them to do a first class job.

Edit - I'm in SW London

Edited by olimain on Friday 12th February 16:54

[cossy400]

we had very similar done nearly 7 yrs ago, in Derbyshire.

We paid just shy of four grand, so baring in mind the so called "London" tax I don't think its bad.

Roofer will be along shortly no doubt and he ll know more.

[olimain]

Thanks, 7 years + "London Tax" and if that's right it doesn't sound bad at all, here's a photo in case it helps. The hip has now been built out to a gable so that the scribbled orange bit is also part of the re-roof (though would have to be done anyway albeit with the old tiles):

[Catz]

We've just had a new roof put on but I'm in Central Scotland so the price comparison may be a bit off. Our roof was approx 140m square, that's me guesstimating and it may not be correct in roofing terms but it's a large area.

Full house scaffold required. Old tiles, battens etc removed (this took 4 skips). New soffits, fascia and bargeboard fixed. New sarking boards (it's a Scottish thing!), membrane, battens and insulation where needed fitted. Marley Edgemere interlocking slate tiles and roof ridge fitted plus continuous verge. New gutters and downpipes fitted.
Cost in the region of £11k.

However as the work was completed by a builder friend we got materials at cost price, he was able to source scaffolding at a very low price and a bit of cash exchanged hands.
I'm sure if we'd got a "company" in the cost would have been closer to the £20k mark!

Good luck with your new roof and I hope the weather's kind to you. It was very unkind to us!

[olimain]

Thanks Catz - it's already been raining in the kitchen - pretty unlucky with the roof being off during the big storm but I guess that's the chance you take having these things done in winter!

[roofer]

£100 m2 would be dear considering access and skip are in place.

[MrV]

Skip might already be in place but its not the skip to put the roof tiles in ,its there for the loft conversion,as to the scaffold,its either a bonus for them or if they are paying by time on site its now going to be there longer to replace the front roof.

To be honest offer them 4k and see if they bite or see what they will drop to

[olimain]

Thanks for replies so far. Yeah to be honest I think I would go for it at 4k but not sure budget will allow more with a bathroom for the loft still to fund.

[olimain]

Been up there this afternoon and had a good look. Other than the parapet wall area I didn't think it looked too bad! I've got loads of tiles that have been removed from the back that I can use to replace any cracked ones but I'd be very keen to hear your thoughts - especially roofer if you're about!

Here's some photos:





And next door's roof to get a better idea:

[jason61c]

I think 4k's too much really.

How many man days will it be?

[roofer]

Not a lot wrong with that roof that a couple of days remedial wouldn't fix.

[olimain]

Thanks. What would you suggest needs doing? I replaced half a dozen cracked tiles today and will do the rest when the rain stops as have plenty of spares. Appreciate the help guys

[paulwirral]

I was in the trade quite a while , as roofer says it's just a tidy up job , check over and replace any cracked or broken tiles . Anything more and you may as well flush the cash down the toilet , but I'm sure your contractor will advise differently !

[Mr GrimNasty]

It doesn't look too bad, but the odd slipped tile and the presence of a few flaky/porous corners could be hiding worse. It's worth checking the underside of the tiles, they often flake/delaminate from the back first and start to slip as the nibs crumble away.

[astroarcadia]

The roof looks good from the pictures.

I would replace any cracked/slipped tiles. Check the mortar on the ridge/hip. Give the parapet some attention, nothing more.

[wolfracesonic]

Looking at the quote, they've allowed for pre-formed zinc for the valleys on the front: You're neighbours roof and I assume yours as well have valley tiles. They will cost a lot more money to install and won't keep you dry any better, but they look a hell of a lot nicer, if you're bothered about that sort of thing and go for the re-roof. They really lift a roof above the norm. If you do go for a new roof and don't fancy the valley tiles, ask for the extra cost of lead over zinc for the valleys.

[roofer]

As PW, replace iffy tiles, I'd also have the ridge rebedded, and and any other cement work renewed while the scaffold is up.

Take a couple of tiles out and see what condition the

nails are in as well.

[Mr GrimNasty]

Unlikely to be any nails (or only ones used to fix back slipped tiles) if they are nibbed tiles, on a roof that age. Obviously. Any older and they would probably be pegged!

The problem on a roof that age will be the nibs flaking away to nothing, which causes slipping. Replacing individual failed tiles is OK, but it indicates the rest will start to breakdown soon.

The thing to consider is cost/benefit, if you do it all now with the scaffold up, there's a significant cost saving over doing it later, it's a major plus point if you sell, and the last time you will have to worry about it if you stay.

It's notoriously difficult guessing how much longer a roof life is, but in my experience that one is anything from 10 - 50!

[ClaphamGT3]

Let me guess - South London Lofts?

The price isn't unreasonable but question whether the work really needs doing.

[Little Lofty]

I would just tidy it up, they're not doing you any favours on price so you could probably get it done a few years down the line for the same £5k, even paying again for scaffolding.