Roof repairs - opinions please

frugglewump

We've just had the structural survey back for a victorian mid-terrace house and it needs the following repairs. The Estate Agent is getting in 2 independent firms to give quotes in the next 2 weeks or so. I'd appreciate opinions on what this should cost to do - we're in outer london (uxbridge/hayes)

- Re-fix metal lead flashing that connects flat roof of extension to main building
- Overhaul gutters & downpipes on extension
- Replace rotten fascia board to rear extension.
- Overhaul or replace slipped slates on the sloped roof

The surveyor's report says that the roof may need completely redoing in the future, but won't stick his neck out and give a date - would a builder be able to look at it and give me a number of years until it needs it so i can budget?

notakid

It may be best to get your own report rather than rely on the estate agents roofing report as they can differ by 1,000 (s). And also may depend on how much the workmen want the job. Ask friends and family for any roofers they can recomend and also see if the neighbours want to over haul their roofs too as this can make the quote cheaper.
Im not a roofer just ex estate agent, but it does depend what the roofing contractor finds when he inspects the roof, if the main roofing timbers are sound and if there is any underfelt under the existing tiles also if any treatments have been done in the past such as over insulating the roof area or (shudder) biteram covering. It is a matter of supply and demand if you get a least 3 quotes you will have an idea of the costs.
Don't worry to much about the surveyor not giving you a time scale, he is valueing the house over 25 years for the mortgage term and a victorian house will need overhauling within that time scale so he is just covering himself. But don't ignore his advice just make sure you get your own report as well as the estate agents.

frugglewump

notakid wrote:

it does depend what the roofing contractor finds when he inspects the roof, if the main roofing timbers are sound and if there is any underfelt under the existing tiles also if any treatments have been done in the past such as over insulating the roof area or (shudder) biteram covering.

This is something I'm somewhat concerned about - according to the surveyor the timbers are probably sound because everything is lying flat but there is no loft access to check anything. I suppose I can't find anything else out until someone goes up on a ladder - it does at least appear to be actual slate.

thehairybuilder

We had something similar done to our old house . ie pointing work to chimney breasts , ridges removed cleaned and refitted , a coupe of zinc valleys replaced , gutters replaced with PVC ogee style and slates repaired/refixed (approx 20) . This cost us a reasonable £675 including materials although it was 2 years ago and we are in Aberdeenshire
Should still give you a rough idea of cost though . We found it cheaper to replace the old cast iron gutters with new PVC ogee stlye which were very similar and only cost approx £250 for whole house including al the fittings . You can even get PVC gutters which look like the old cast iron style now , see link below
http://www.brettmartin.com/building/rainwater/ironstyle/index.aspx
Anyway hope this helps slightly
Hairy