Roof Replacement

jaymis45

Hello All,

What is rough cost of a full replacement of roof tiles on a terraced 2 storey town house in Haringey area ?

Can my insurance company building cover cost of replacement as its recommended to replace after 20 years ?  

Also to provide more insulation and reduce heating bills as part of drive to global warming?  Is there any government incentives to help with cost ?

Thanks

TadleyBaggie

It's nothing to do with insurance, normal wear and tear won't be covered.

Brie

It will depend on actual size, materials used and the people doing the work.  And how much scaffolding costs as it will be essential but likely to be paid separately. 

Think ours about eight years back ending up being about £5k for a 2 storey semi in Bournemouth.  The big commercial firms wanted twice that (maybe they didn't want the job) and we ended up with a single roofer who normally did historical restorations that was between long term jobs.  Did it all be himself during the coldest bit of winter we'd had in 10 years - I rather felt sorry for him.

Ebe_Scrooge

jaymis45 said:

Can my insurance company building cover cost of replacement as its recommended to replace after 20 years ?  

As a previous poster stated, normal wear & tear won't be covered by insurance.

My question, though, is - who recommends it should be replaced after 20 years?  And is the roof actually damaged, or deteriorated to such an extent that it actually needs replacing?  20 years seems a pretty short lifespan for a roof to me (unless it's thatch, but you said it's ordinary tiles?).

Apodemus

Ebe_Scrooge said:

20 years seems a pretty short lifespan for a roof to me (unless it's thatch, but you said it's ordinary tiles?).

Or unless the OP has been reading too many US sites...! Across the pond they seem to look on roofs as a consumable, to be replaced along with the "siding" at frequent intervals.

BUFF

That's because they typically use "shingles" made of an asphalt roofing felt similar to what we would put on a shed. 

Silvertabby

60 years for a well maintained UK roof, apparently.

We lost a ridge tile during the last big blow, and the chappie who went up to fix it (spiderman in denim) checked the whole roof while he was up there.  Apart from fixing another loose ridge tile, he said all was good.  Roof is currently just short of 30 years old.

£120 (with guarantee and proper VAT invoice) if anyone is interested.  Oh, the joys of not living in or near London!

FreeBear

£15-20K would be a ball park figure to replace the tiles assuming the timbers are in good condition. Really not necessary on a 20 year old roof. Although.... If a dry ridge system has been used, it wouldn't hurt to have the ridge tiles fixed using traditional methods.

If more than 25% of the roof were to be replaced, then building regulations would require upgrading insulation in the loft. But a few rolls of fiberglass insulation is pretty cheap, and is a simple task for most people to DIY. Hardly worth the effort of going through the hassle of applying for a grant (e.g. the ECO Scheme). Just don't be conned in to having that spray foam "installed". It will affect your ability to sell your house in the future - Some mortgage companies are refusing to lend on properties with spray foam in the loft and/or massively down valuing.

Bendy_House

Two things, Jaymis - one's been covered above; does your roof need replacing?

The other is insulation. Do you have a loft space? If so, the insulation goes in there - over the ceiling of the house below, and not on/under the actual 'roof'.

jaymis45

Was looking to replace all the tiles on house,  all the houses have slate tiles.  

15-20k 😳. Im sure some of the neighbours had it done cheaper 6k in 2019.  

jaymis45

Ebe_Scrooge said:

jaymis45 said:

Can my insurance company building cover cost of replacement as its recommended to replace after 20 years ?  

As a previous poster stated, normal wear & tear won't be covered by insurance.

My question, though, is - who recommends it should be replaced after 20 years?  And is the roof actually damaged, or deteriorated to such an extent that it actually needs replacing?  20 years seems a pretty short lifespan for a roof to me (unless it's thatch, but you said it's ordinary tiles?).

Whats the life span of slate tiles?   I guess 40 years ?    It was mentioned by housing association in area in 2019.