Roofing battens

denwyn

We have just had wi Dow cleaners round cleaning all upvc gutters and facias etc and they tell me in one area of our roof,the roofing tiles on bottom couple of rows hve dipped in a area, it looks like the battens have perished. Going to look for a couple of roofers for repair quotes, none of the tiles are broken and we have no roof leaks,what sort of cost roughly would I expect to be paying per sq mt, to replace battens and refit existing tiles back. Bit warey of roofers as hear horror stories of horrendous costs. Not knowing anyone makes us a bit nervous.
Thanks for any advice

Hoploz

It sounds like your window cleaners have a sideline in roof repairs!?

Can you see anything? Can you get in the loft and see the area? Perhaps if there is a repair to be done it might be DIY-able, if it's only internal?

Kiran

Id say go up into your loft and have a look. If it was that noticeable then it should be fairly obvious from the loft if there's a significant dip.

denwyn

Window cleaner totally trustworthy, had them for years, can't see anything in roof as it's on the eves overhang, I did get up there ladder and the bottom and next up batten has perished, can't see how far along roof it goes, don't want to mess lifting other tiles.

Heedtheadvice

But if there is a problem in one area then there is a good chance there will be in other areas too or will be shortly. Best get a proper inspection but you need to get some local recommendations to find somebody reliable to even do that initial step and not necessarily a company who will do an actual repair, somebody independent yourself, surveyor etc who will not 'grow' the problem (if there is one) without justification!

Furts

denwyn wrote: »

Window cleaner totally trustworthy, had them for years, can't see anything in roof as it's on the eves overhang, I did get up there ladder and the bottom and next up batten has perished, can't see how far along roof it goes, don't want to mess lifting other tiles.

Any roof built in the last perhaps 50 years should have treated tile battens, and these do not rot. Equally, the battens should remain dry because the tiles/slates keep them away from moisture. This suggests the roof is old, and if the battens have failed what condition are the tiles/slates in?

denwyn

House is 60 years old, lived here 10 years, not seen any roof work been done to tiled roof in any similar houses near by. Asked a couple of neighbours for recommendations, not very helpful, mostly odd job men and gardeners. Phoned a bigger roofing firm, to busy at present, going to try a roofing supply company for any smaller roofers they supply to. Bit wary of odd job men the neighbours use, multi - skilled type and master of none.

Furts

denwyn wrote: »

House is 60 years old, lived here 10 years, not seen any roof work been done to tiled roof in any similar houses near by. Asked a couple of neighbours for recommendations, not very helpful, mostly odd job men and gardeners. Phoned a bigger roofing firm, to busy at present, going to try a roofing supply company for any smaller roofers they supply to. Bit wary of odd job men the neighbours use, multi - skilled type and master of none.

Rule of thumb design life of a home is 60 years. Concrete roof tiles from around 60 years ago are, for example, delicate in SW England, but still working. Erosion depends on climate, location, and pollution so you will be best judge here. Basically, if you need new battens you would be wise budgeting for new tiles/slates.

Ectophile

Do check the spacing of the tiles, in case the builders skimped on tiles to save a bit of money.

I had to have my 45 year-old roof stripped and re-laid as the battens were starting to rot.

The 45 year-old Redland concrete tiles were still rock solid. My dad (who used to work for Redland) said they should be good for 100 years. But the roofer had to order a couple of palettes of reclaimed tiles to do the job properly, with the correct overlap.

The price was about £2000 to strip and re-lay the whole lot, with new roofing membrane (the builders had skimped on roofing felt as well), new battens and the reclaimed tiles. Scaffolding not included in that price.

Furts

Ectophile wrote: »

The 45 year-old Redland concrete tiles were still rock solid. My dad (who used to work for Redland) said they should be good for 100 years. But the roofer had to order a couple of palettes of reclaimed tiles to do the job properly, with the correct overlap.

Redland tiles were manufactured with a 100 year guarantee in those days - a reflection on good quality UK manufacturing. An excellent product but the company was taken over by a European manufacturer who imposed European standards. The guarantee fell from 100 years to 15 - a disgrace and a total lack of credibility.

If OP has Redland tiles from around 60 years ago that may still have plenty of life in them.