Replacing Soffits ?
Discussion
Had a bloke quote us three grand to replace the Soffits, barge boards and gutters, the pressing job is replacing the Soffits, am I right in saying its basically just T and G nailed to the roof joists ? it doesnt look any more complex other than access is difficult being 20 feet up.
So, was thinking would get/hire a scaffold tower, replace the rotten wood, then paint it as I really cant get my head round spending three grand on that, £300 for the tower, then whatever six inch T and G, nails and paint costs, so probably another £100, if that.
So, was thinking would get/hire a scaffold tower, replace the rotten wood, then paint it as I really cant get my head round spending three grand on that, £300 for the tower, then whatever six inch T and G, nails and paint costs, so probably another £100, if that.
Are you sure he's not quoted for new PVC facias and soffits? By far the best option, just nail over the top of the existing wood, other than a wash down once in a while, it's maintenance free.
The cost for the kit alone, to do my 4 sides, was £700 + VAT, that was trade prices. Took two of us two Saturdays to fit all facias, soffits, gutters and down pies. We worked off ladders.
The cost for the kit alone, to do my 4 sides, was £700 + VAT, that was trade prices. Took two of us two Saturdays to fit all facias, soffits, gutters and down pies. We worked off ladders.
Edited by megaphone on Sunday 26th March 10:59
I did mine myself, £1K (London prices) for scaffolding all round a 3 bed semi. I replaced all the rotten timber soffit and fascia with upvc plus new guttering which came to about £300 all in. I also had to replace a lot of the soffit joists as they were rotten, I just cut and screwed new bits to the rafters using hex head speed screws. Also screw the soffits in place rather than nail, you can buy all the proper screws that come with plastic caps. It took me a couple of months but I was working entirely on my own after work and dodging some of the wettest August and September storms we'd had for years.
Don't over clad rotten timber. Will you disturb any cement pointing ? Allow for a new eave tray while its off.Gutter ?
If the fella allowed for all this, the 3k won't be as wild as you think.
Also get the 18mm mammoth board for fascia if upvc as the micky mouse thin one shows every ripple. Nailing with polytop pins is perfectly fine, 50mm for the fascia, 30 for the soffit.
If the fella allowed for all this, the 3k won't be as wild as you think.
Also get the 18mm mammoth board for fascia if upvc as the micky mouse thin one shows every ripple. Nailing with polytop pins is perfectly fine, 50mm for the fascia, 30 for the soffit.
The op does not say if this is for a detached, semi or terraced? For every side you have to do it gets to be a longer and more difficult job. Terraced house is going to have to simple runs with a drain pipe at one end. Semi and detached are more complicated as you are now dealings with corners and have to control the fall of the gutters. Also a terrace house is not likely to have any valleys or cemented ridge tiles near the gutters.
As Roofer mentioned as soon as you start disturbing cement it makes it more complicated.
I did the gutters, soffits and fascia on our (detached) house. The material was over £1100-00 if you want a decent thickness UPVC 9and use things like stainless steel screws). We also had a full scaffolding as a loft conversion was happening at the same time so access was not bad. It still took me 4 weekends.
What you will not know until you start is if the bottom edge of you roofing membrane (that should overhang into the gutter) is rotten. Mine was so I took the bottom 3 rows of tiles off and added new membrane and eaves guards. This disturbed 4 ridges so they needed resetting....
Having looked at neighbours houses who have had replacement fascia's then the tiles have not been lifted meaning they will have torn and worn membrane. I suppose it depends if you want your work to improve the roof or just make it look prettier?
Cheers
Alex
As Roofer mentioned as soon as you start disturbing cement it makes it more complicated.
I did the gutters, soffits and fascia on our (detached) house. The material was over £1100-00 if you want a decent thickness UPVC 9and use things like stainless steel screws). We also had a full scaffolding as a loft conversion was happening at the same time so access was not bad. It still took me 4 weekends.
What you will not know until you start is if the bottom edge of you roofing membrane (that should overhang into the gutter) is rotten. Mine was so I took the bottom 3 rows of tiles off and added new membrane and eaves guards. This disturbed 4 ridges so they needed resetting....
Having looked at neighbours houses who have had replacement fascia's then the tiles have not been lifted meaning they will have torn and worn membrane. I suppose it depends if you want your work to improve the roof or just make it look prettier?
Cheers
Alex
Its a reasonable size detached, to be honest, not really fussed about doing all sides, its just really the bit under the overhand at the front where I can see the wood has rotted and needs replacing.
Was just thinking of getting the appropriate size T and G, cutting out the rotten bits and replacing it, then sand and paint it, not sure what the UPVC ones would look like on a 30's house, probably never notice but dont like the idea of nailing plastic over rotting wood, seems a bit of a bodge.
To be honest, the house should really be re-roofed but cant afford that at the moment, still paying for the underpinning we had done, just want to make it look better and avoid things getting in the roof space.
Was just thinking of getting the appropriate size T and G, cutting out the rotten bits and replacing it, then sand and paint it, not sure what the UPVC ones would look like on a 30's house, probably never notice but dont like the idea of nailing plastic over rotting wood, seems a bit of a bodge.
To be honest, the house should really be re-roofed but cant afford that at the moment, still paying for the underpinning we had done, just want to make it look better and avoid things getting in the roof space.
Edited by J4CKO on Monday 27th March 09:51
OP...as you are just replacing the front soffit you should be fine with a scaffold tower as you will just be working from underneath the tiles. As you will not need to remove the fascia all the tiles will stay in place and you will not be removing the gutters.
If £3k quote was just for this work it was a rip-off, if it was for a full fascia, soffit and gutters then it is about ballpark...
If £3k quote was just for this work it was a rip-off, if it was for a full fascia, soffit and gutters then it is about ballpark...
Alucidnation said:
I'm surprised the underpinning wasn't covered by your insurance
Long and torrid tale, my wife rang them in her wisdom, they monitored and messed about then said it just needed some ties and re-mortaring, about £500 worth and was below the excess so they didnt pay, they then ramped the premium by 100 and odd percent for the next few years as we had "subsidence", then 2 days from renewal said they wouldnt renew, so we werent treated well, had to rush to get alternate cover sans subsidence risk.Builder said £500 for some ties and mortar, I reckon her call to the insurance has cost me 10k plus over the last ten years, for the work to be done and additional premiums, I now need to find cover now its been done, but I am guessing they wont go, "Oh you have spent seven grand to sort your small issue, have full cover for a normal price", oh no, will be double.
So, still paying for this, 3k left to pay, so cant afford to pay 3k for soffits, guy seemed very pleasant, just a local trader touting for work, I would do it if I had the money but that, university and new windows have cleaned me out.
pim said:
Ours was done in 2009.Taking down old facia's soffit,guttering and fall pipes.
Three bedroom detached house £1050.
Take inflation into account maybe £1500 or more not sure in 2017..Good lads who did the job. Facia still looking good once a year clean by me.
Same size house and ours was done about the same time but cost £2,200. Also had the bottom bit of the perished roof felt replaced and they were supposed to fit felt support trays but didn't for some technical reason that I can't recall now. Took three blokes and a lad four days to do it - they scaffolded a side of the house at a time. The gables are a bit (but not very) complicated.Three bedroom detached house £1050.
Take inflation into account maybe £1500 or more not sure in 2017..Good lads who did the job. Facia still looking good once a year clean by me.
A neighbour with an identical house did it himself working off a tower with his wife helping. He was about 60 at the time and had not long had a heart attack. He got it done but it took weeks.
One thing I would say is don't get white gutters!
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