Cost of a pitched roof - photos & plans attached

[apguy]

Right, time to reach out for some "finger in the air" numbers from the knowledgable.

I have a horrible 1960's garage attached to my lovely Victorian house:



BTW: Ignore the matching Micra's, this is the estate agency piccies before I bought it!

This has a parapet wall on the front and behind it a flat felt roof which is covered in Ivy and leaks, as well as not looking very nice.

So I had plans made up and submitted for planning permission for some dormers and a new garage room (I'm in a conservation area):




Now I've been refurbishing this house for the last 9 months and had a superb builder on site, but his quote for the removal of the existing roof and replacement to pitched roof with reclaimed rosemary tiles and box lead gutter left tears in my eyes.

So I'm looking for the PH collective to come up with some numbers. Width is approx 9ft, length is approx 20ft. And I already have 8 sqm of reclaimed rosemary tiles.

Full size images at: http://www.flickr.com/photos/9096428@N05/sets/7215...

Location is Suffolk, in anticipation of the inevitable sucking through teeth and "depends where you are mate" type replies

Edited by apguy on Wednesday 1st September 14:08

[dirty boy]

Send the plans over to Read Brothers in Norwich, they'll take the plans, draw a sketch set of trusses and give you a quote.

They'll also give you the quantity of tiles you need, so you can phone travis for a quote.

I've got a builder who's charging me £80 a day (8am to 4pm) so a tenner an hour, that's in Lowestoft, no idea how close you are?

[dirty boy]

Didn't realise you wanted a cost just for garage? Saw the dormers on the existing house, thrown me.

I'd say £400 to £500 for the trusses.

Roughly 700 tiles required? Guess (wild) at 50p a tile? £350

Felt £50

Battens £??

Guttering etc £100

Day to take old roof off
Day to put new trusses on
Day to felt batten and tile
Day to put guttering on


£1500 to £2000 maximum?

[Busamav]

dirty boy said:

£1500 to £2000 maximum?

That may not even cover the cost of the leadwork, lining and framing .

[Nuisance_Value]

dirty boy said:

Send the plans over to Read Brothers in Norwich, they'll take the plans, draw a sketch set of trusses and give you a quote.

They'll also give you the quantity of tiles you need, so you can phone travis for a quote.

I've got a builder who's charging me £80 a day (8am to 4pm) so a tenner an hour, that's in Lowestoft, no idea how close you are?

There's no dimensions, so how does anybody price it? Is there a new ceiling in the garage?

Ballpark, and off the top of my head you're looking at about £10k (plus VAT), possibly more. I would need to spend time going over it, but before everybody steps in and goes "I could do that for £2k" consider all this;

You need scaffolding for the dormers, and a little front and back for the garage.
Other trades you will need are;

Plasterer/renderer
Joiner
Roofer/Tiler
Leadworker (or a very good plumber)
Groundsman (to tie the downpipes in)
General builder for takedowns..

Plus all your materials, windows, garage door, and believe me lead is expensive, it isn't a cheap job.

[Nuisance_Value]

Busamav said:

dirty boy said:

£1500 to £2000 maximum?

That may not even cover the cost of the leadwork, lining and framing .

• nods* especially considering you have the dormer valleys to form as well.

[apguy]

As I probably didn't make it clear. I've had the dormers done:



Piccy - before painting etc.

It's now just the garage roofing left. The most difficult bit is the lead box guttering and the fact that there are 2 external chimney breasts on the house side wall to navigate.

Existing builder quote (who I trust, but I'm sure his numbers are wrong) is the wrong side of £10k just for the garage.

This is for a 9ft * 20ft dual pitched roof.

Removing existing parapet wall and concrete lintel. Installation of trusses, new wooden lintel, felt and batten. Lay 28m2 of reclaimed tiles. Board, mesh and render gable ends. Installation of code-whatsit lead guttering and run into existing downpipe.

Re-use of existing garage door and existing joists.

Edited by apguy on Wednesday 1st September 17:10

[Busamav]

apguy said:

Existing builder quote (who I trust, but I'm sure his numbers are wrong) is the wrong side of £10k just for the garage.

I would ask him how much he has allowed for the leadwork , I think you will be more than surprised .

[apguy]

Busamav said:

apguy said:

Existing builder quote (who I trust, but I'm sure his numbers are wrong) is the wrong side of £10k just for the garage.

I would ask him how much he has allowed for the leadwork , I think you will be more than surprised .

I'm sure, as lead is scary expensive- I had one of the bays re-leaded in code 5 and I know I can buy rolls of 900mm * 6m for £700 (and I'd need 2), but I can't understand where the rest of the cost is?

[Nuisance_Value]

apguy said:

As I probably didn't make it clear. I've had the dormers done:

Ah, ok. Didn't realise this, sorry. Again, ballpark £6-8k plus VAT. I was maybe a bit conservative including the dormers for 10.

[Fume troll]

dirty boy said:

Send the plans over to Read Brothers in Norwich, they'll take the plans, draw a sketch set of trusses and give you a quote.

They'll also give you the quantity of tiles you need, so you can phone travis for a quote.

I've got a builder who's charging me £80 a day (8am to 4pm) so a tenner an hour, that's in Lowestoft, no idea how close you are?

If I could find someone competent for £80 / day I'd give them a full time job at mine for pretty much ever! Send some of those hard working carrot crunchers up our way!

Cheers,

FT.

[Grandad Gaz]

Can't help with the roof question....but, nice house

An Aston would look a treat in that drive

[dirty boy]

Fume troll said:

dirty boy said:

Send the plans over to Read Brothers in Norwich, they'll take the plans, draw a sketch set of trusses and give you a quote.

They'll also give you the quantity of tiles you need, so you can phone travis for a quote.

I've got a builder who's charging me £80 a day (8am to 4pm) so a tenner an hour, that's in Lowestoft, no idea how close you are?

If I could find someone competent for £80 / day I'd give them a full time job at mine for pretty much ever! Send some of those hard working carrot crunchers up our way!

Cheers,

FT.

Most builders around here will do day rate stuff for £80 to £120 a day, seeing as work has dried up to a degree.

My ground worker (albeit only 6 months off retirement) was working for £50 a day.

However....

It's a regimented bacon roll and cup of tea on arrival job, so conditions are 'peachy'

I'm still confident my 2 storey extension will come in very close to £10k by the way

[Fume troll]

Thats great, you've picked the right moment! The property bubble hasn't really burst around Aberdeen.

Cheers,

FT.

[cuneus]

IF you are mainly concerned about aesthetics, butyl rubber and build a false pitched front. In Ipswich?

[King Herald]

I'm not a roofer, just a mechanic, but I did all this myself, cost me about £1500 for wood and felt, tiles etc. Ready-made trusses would have been a bit more expensive, but far, far quicker and easier.





I'm not a bricklayer either, but you can probably tell that.

[deeps]

Apguy, can I ask why you wanted the roof to be pitched the opposite way to the house roof? I think it would look far better pitched from front to back, and would do away with expensive (and not always trouble free with age) box lead gutters, but would add the building of a brick gable end. Also, why are people talking about trusses when the plans state a cut roof is to be formed on the existing joists using 6x2" timbers (which are way over-sized and unnecessary IMO on such a tiny span). Ps the dormers look nice.

[deeps]

Btw, I was doing jobs like that for 25 years so do know a little about them and I would estimate 4k labour for the garage as per the plan would not be unreasonable, one man 3 weeks would eat it.

[mk1fan]

I'd say the leadwork alone will be a good chunk of the quote. I'd be very wary of anyone who said that theu could do the two valley gutters for £1k.

You don't say whether there is a Party Wall with the neighbour. There looks to be a wall that runs down the the side of the property. Have you checked that this is suitable to carry the addtional loadings of your new roof. If it is a Party Wall then you'll need to follow the Party Wall Act (assuming you're in England or Wales).

£10k to convert a garage into a useable room using quality materials and workmanship sounds reasonable price. As you know the builder and are happy with the quality of the work then that adds value to the price.

[eps]

deeps said:

Apguy, can I ask why you wanted the roof to be pitched the opposite way to the house roof? I think it would look far better pitched from front to back, and would do away with expensive (and not always trouble free with age) box lead gutters, but would add the building of a brick gable end. Also, why are people talking about trusses when the plans state a cut roof is to be formed on the existing joists using 6x2" timbers (which are way over-sized and unnecessary IMO on such a tiny span). Ps the dormers look nice.

agreed, the roof structure is flawed from the off... The internal roof structure itself can be made from whatever material you decide and Building Control are happy with and as long as you are aware of the differences between a cut roof and a truss roof.