How much to replace roof on my house?
Discussion
Plus scaffolding costs, I assume?
Does yours need doing? If so, get a few quotes and see if the "special offer" is all its cracked up to be.
Also, what sort of tiles are you going to get for that price. Bear in mind that many older houses can't support cheap modern concrete tiles without reinforcement.
The cynic in me thinks they might have a need for "weathered" 20's style tiles on another job...
Does yours need doing? If so, get a few quotes and see if the "special offer" is all its cracked up to be.
Also, what sort of tiles are you going to get for that price. Bear in mind that many older houses can't support cheap modern concrete tiles without reinforcement.
The cynic in me thinks they might have a need for "weathered" 20's style tiles on another job...
Depends mainly on the roof covering, as a large part of the cost will be any replacement tiles or slates.
As an example, I am shortly having my roof done. The property is a 250 year old 3 bed semi. Normal pitched roof with 2 dormer windows and pitched roof on ground floor extension to the front. I am paying £4600 plus VAT for the following:
strip off existing handmade clay tiles.
replace a few rotten timbers (oak)
new felt and battens
retile using original tiles, plus reclaimed tiles where needed (allowing for 30% breakage)
repoint chimney
replace lead flashing throughout
some fancy lead finishing to 2 downstairs bays windows
scaffolding
To be honest, £2500 cash doesnt seem a huge bargain, bearing in mind they are already there, the scaffolding is already on site, they will probably have a few "spare" tiles from your neighbour's house. Dont they have another job to go to - I have been waiting ages for my roofer as he is very good and in great demand. However, if your roof is likely to need recovering in the near future you might as well go for it at that price, as I cant see you getting it done any cheaper.
As an example, I am shortly having my roof done. The property is a 250 year old 3 bed semi. Normal pitched roof with 2 dormer windows and pitched roof on ground floor extension to the front. I am paying £4600 plus VAT for the following:
strip off existing handmade clay tiles.
replace a few rotten timbers (oak)
new felt and battens
retile using original tiles, plus reclaimed tiles where needed (allowing for 30% breakage)
repoint chimney
replace lead flashing throughout
some fancy lead finishing to 2 downstairs bays windows
scaffolding
To be honest, £2500 cash doesnt seem a huge bargain, bearing in mind they are already there, the scaffolding is already on site, they will probably have a few "spare" tiles from your neighbour's house. Dont they have another job to go to - I have been waiting ages for my roofer as he is very good and in great demand. However, if your roof is likely to need recovering in the near future you might as well go for it at that price, as I cant see you getting it done any cheaper.
Two years ago, we had the stone 'slate' roof turned on our old two bed weaver's cottage. It cost £1900 including scaffolding, removing the roof, making good any timber, breathable 'felt' membrane, refitting the tiles and replacing any broken ones. They also replaced a gutter and a chimney pot and repointed the chimney for that price.
£2500 doesn't seem that pricey as yours will undoubtedly be a bigger roof, but nor does it sound like much of a bargain. I should try and negotiate the offer down a bit based on scaffold/lads being on site, and it probably making the job on your neighbours house easier - no need to deal with the join between their roof and yours.
Paul
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