Full front reroof or repairs?

Foxo

Hi all,

We bought a Victorian (c1840) terrace in October last year fully aware it had issues with the roof (timbers with woodworm, damp staining to some), loose ridge tiles, front chimney with no flashing and bedding has perished/come away, historic leak but now dry to rear chimney, and a small leak at the front of the property.

I've had 3 roofers out over the weekend to provide quotes for fixing the issues. Apart from the rear chimney, the rear of the roof looks in much better condition to the front - the only thing all three roofers agreed on.

I would post a link to a photo but it seems that's not possible given my post count. The adjoining property has a different roof level and pitch, yet the tiles overlap from one roof to the other (that's the side the leak is on) which makes diagnosing it difficult I expect.

The quotes I've had are as follows, I'm really unsure which approach is the best to take and would appreciate some thoughts:

1. £1650 exc VAT

• supply scaffold, remove entire front slope of tiles
• Fit new membrane, battens and tile support system
• relay tiles including breakage allowance
• flashing on chimney to front
• new dry ridge system
• lead flashing on divide with next door

2. £700 exc VAT

• Remove bottom corner 1x1m tiles and replace to repair leak
• Repoint around chimney

3. £1550 exc VAT

• Guaranteed to fix the leak whatever is necessary, as it can't be judged where the leak is coming from based on the location of the damp area given the age of the property and the complexity of the roof with nextdoor.

My thoughts are as follows. Quote 2 is a no go - not using scaffold and wasn't of the opinion it was an issue whatsoever, seems expensive for job he wants to do as well. Quote number 3 makes me nervous that it could spiral out of control and that its quite vague. Quote number 1 - some of the purlins were obviously flagged as having woodworm before by the surveyor, is there a likelihood he would want to replace them?

Foxo

Quick update on the above - I have another roofer coming round on Thursday - any thoughts appreciated before then please!