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

[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):

[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!

[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:

[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

[olimain]

Thanks for the replies, agreed on remedial work rather than a full re-roof. I can see daylight along that party wall from the inside so definitely want to get that re-done in lead. Would the standard way be lead soakers then stepped lead flashing (this isn't something I'll tackle myself)?

What sort of mortar mix would one use for re-bedding the ridge tiles or is this a job for the pros?

[olimain]

Oh and no, not South London Lofts ClaphamGT3 - bad experience?

Edited by olimain on Monday 15th February 21:33

[olimain]

Sorry to bring this one up again but I've had a quote for the leadwork and nearly fell over. What sort of ballpark figure would you estimate for removing cement fillts and fitting soakers and stepped flashing along that wall?

[olimain]

This is what I'm thinking. Unfortunately that party wall does absolutely need doing as I can see daylight from the inside of the roof

[olimain]

Wow. Not 3k then!

[olimain]

Yeah 5k for the whole roof. 3k for the lead work and rebedding the 10 ridge tiles