Roofing quote - refelt and rebatten £5.5K

brodandmeg

Hi all - we have a very leaky roof which has caused some interior damage to ceilings and we need to get the work done quickly. I would be really grateful if anyone could just give their opinion on this quote.

Our roof is 95m2, standard apex with no gulleys etc. Work is to:

• Strip off old tiles
• Re-felt and re-batten entire roof
• Re-tile with existing tiles
• All scaffolding included
• Repoint and fix small leak around chimney
• Work to take around 1.5 weeks with 2 roofers on job

Price quoted is £5500 including VAT all inclusive, with no extras. Work can also be done within the next month. We are in Norfolk.

Many thanks to anyone who can give me a quick reply.

Regards - Donna

brodandmeg

To add to the original message I posted - I have a feeling that this is very high as it makes the job around £58/m2. But I do not know if stripping tiles carefully to re-use them costs around the same as buying new tiles?

From initial online research I have found indications that this should be around £20/m2 for re-felting and battens - but I don't know if this information includes the cost of stripping and re-laying existing tiles.

Donna

glasgowdan

Is this the only price you have obtained so far? As always get 2-3 companies out for large jobs.

brodandmeg

I have more people coming tomorrow - I will get 4 quotes in all. But I just wondered if someone on here could give me an idea independently.

Thanks for your response.
Donna

royals182

Hi, we had a quote recently to strip off roof, replace felt and batten, re-slate with new Duquessa 1st spanish slates. This is for an apex plus an extension on the rear with one valley. Without scaffolding it came to 4494 vat inc. So not sure your quote is that reasonable if it is a re-tile. This is in Berkshire.

cyclonebri1

I too think it's over priced.

Ensure you are not getting roofing felt a Typek (sp) breathable membrane,

Research the value of your existing tiles, they will have a value so it may be cheaper to reroof instead of replacing originals.

eg, I was involved with a project, the house was being reroofed.

The builders quote was to strip and replace not salvage. He would simply throw down the tiles into a skip. He didn't consider it worth his time.
We paid £200 for his 2 labourers to spend a day and a half hand stacking those tiles after removal, £1400 in the pocket a few days later.

southcoastrgi

do you know what is leaking on your roof ?, have the tiles lost their "waterproofness" if so why are they being re-used ?, if the only leak you have is around the chimney then why are you just not getting that fixed ?, felt under tiles is a belt & brace thing it's the tiles that stop the water getting in not the felt, i think you need to start asking a few more questions.

keystone

brodandmeg wrote: »

Hi all - we have a very leaky roof which has caused some interior damage to ceilings and we need to get the work done quickly. I would be really grateful if anyone could just give their opinion on this quote.

Price quoted is £5500 including VAT all inclusive, with no extras. Work can also be done within the next month. We are in Norfolk.

So thats £4,400 ex VAT. Of that between 30% and 50% will be for the scaffolding (the window is wide because I don't know if its a semi or a detached property). Your £ 20 per m2 for refelting and rebattening comes to £ 1,900. Now add the scaffolding back and the VAT. Don't forget (as KG has pointed out) thats its the tiles that leak so there will be a fair few extra tiles also included in the price if you've got lots of water coming in.

Note that the rule of thumb is that if you can see one from ground level that needs replacing then when you get up there it will be 20 that need doing and most roofers will cost for replacement tiles against that model..

What think you of the number now?

It will have to be felted (terminology remains same but they'll prolly be using a breatheable membrane) under conservation of heat light and power regs nonsenses so don't let anyone who comes to look tell you that it won't.

Incidentally a couple of years ago to do a similar job down here would have cost about the same with a complete reroof (including new timbers and tiles) about £ 10 - 12k. Just for comparison purposes.

Cheers

cyclonebri1

keystone wrote: »

What think you of the number now?

It will have to be felted (terminology remains same but they'll prolly be using a breatheable membrane) under conservation of heat light and power regs nonsenses so don't let anyone who comes to look tell you that it won't.

Incidentally a couple of years ago to do a similar job down here would have cost about the same with a complete reroof (including new timbers and tiles) about £ 10 - 12k. Just for comparison purposes.

Cheers

Thats the key to a lot of the queries re costs on here, you would halve that up here, if you could find a builder that is, they all work in London :D;)

brodandmeg

hhmmm - just had another roofer round. Although I don't have it in writing yet he itemised roughly to me as follows plus he spent much more time actually looking at the roof and tiles. He said he could replace the felt about half-way up the roof but it seems almost pointless as it won't be much more to replace the lot.

1. Scaffolding £800-£1000
2. Replacement of frost damaged and broken tiles and ridge tiles with reclaimed tiles, plus other materials, battens, felt, lead flashing around £1000-£1200,
3. Labour - roughly £2000

So, in total around £4000

I am thinking that I need to ignore the first quote which did not include replacing all the tiles etc!! I have also just spoken to my neighbour - he has similar problems on the back of his house so I feel that these roofs are just ready for replacing. Unfortunately he is still council so we can't do a deal together.

Donna

cyclonebri1

brodandmeg wrote: »

He said he could replace the felt about half-way up the roof but it seems almost pointless as it won't be much more to replace the lot.

1. Scaffolding £800-£1000
2. Replacement of frost damaged and broken tiles and ridge tiles with reclaimed tiles, plus other materials, battens, felt, lead flashing around £1000-£1200,
3. Labour - roughly £2000

So, in total around £4000

I feel that these roofs are just ready for replacing.

Donna

Sounds more realistic, sorry Keystone I thought your scaffold estimate excessive too, but as said depends on area.

Final advice, replace