Advice from Roofer Needed

FreeBear

travis-powers said:

FreeBear said:

travis-powers said: One thing I forget to mention is that it’s notifiable work,

Only if you are stripping more than 25% of the roof.

With all due respect pretty sure op will be having all of their roof done not a quarter of it, it’s an important factor for them to bring up when dealing with quotes!

Agreed. It doesn't make much sense to put up scaffolding just to do a quarter. May as well do the whole lot along with anything else at height.

PoGee

travis-powers said:

One thing I forget to mention is that it’s notifiable work, most roofers are part of a scheme and can do this for you if not you will need to involve building regs, not a big deal but your roof will need ventilation if it don’t already have it and insulation must be up to spec. 

I emailed the council and they said if it's like for like, then I don't need building regs. They said nothing about making sure the roofer is part of a scheme. Old roof has ventilation. I'm thinking of paying a company that does detailed reports. That way I should know exactly what's what.

FreeBear

PoGee said:

travis-powers said:

One thing I forget to mention is that it’s notifiable work, most roofers are part of a scheme and can do this for you if not you will need to involve building regs, not a big deal but your roof will need ventilation if it don’t already have it and insulation must be up to spec. 

I emailed the council and they said if it's like for like, then I don't need building regs. They said nothing about making sure the roofer is part of a scheme. Old roof has ventilation. I'm thinking of paying a company that does detailed reports. That way I should know exactly what's what.

Ah, just clicked that you are up in Scotland where the rules are slightly different.

If the council are saying like for like replacement is OK, then get on and do the work. Still worth upgrading the insulation in the loft. And whilst the roof is off, check around the perimeter and add extra insulation under the eaves without compromising ventilation of the loft space.

PoGee

Thanks FreeBear. The guy who said it would be 1k per beam hasn't sent a quote. The ones interested at the moment don't have websites/ reviews so I'm not too keen on them. The others are big companies so I'm sure they'll be expensive. Would you know how much a re-roof on a 3 bed semi should be all in, with scaffolding, skips, removal of old roof, new roof?

FreeBear

Down south, I'd say budget somewhere between £5K to £10K. If you are replacing slates, double that. And in London, just pick a number and pray that you are close. Up in Scotland, particularly in the Highlands & Islands, much will depend on how far the tradesmen need to travel.

PoGee

Getting quotes hasn't been easy as each seems to miss something out. Does anyone know what the ballpark figure would be for the following? It's a 3 bedroom 1960s semi.
Scaffolding and skip

Remove old roof

Remove wooden fascias and soffits

Repair approximately 10 joint end by 'sistering'

Replace roof with tiles (membrane, OSD boards etc)
Replace soffits and fascias

Replace skylight with velux window

Replace leading round chimney
Replace gutters and downpipes

Disposal of old roof, gutters etc

One left out the velux + sistering and another left out the sistering and leading around chimney. 

The prices I've been given are 13k and 14k inclusive of vat. I've got another couple coming out next week.

Are those prices not a bit high as a plain reproof on a pricing website says it's around £5-7k (without the extras of fascia, gutters and so on)? I'm based in West of Scotland.

FreeBear

Goes that price include new tiles, or are they going to reuse the old ones ?

PoGee

FreeBear said:

Goes that price include new tiles, or are they going to reuse the old ones ?

New tiles, old ones are gubbed

FreeBear

In which case, £12-15K doesn't sound too outlandish.

Get your loft insulation upgraded and while the tiles & felt are off, check the levels under the eaves.

PoGee

I've had other roofers in also who did check the loft. One said - oh, that's asbestos. Another couple said - plasterboard/ sarking board (celoflex or cerotex??). I've uploaded pics below. 1st one is with outer paper pulled off.