New Roof Cost

desdecker

Hi, hoping for a bit of advice from an experienced roofer or homeowner who’s replaced their roof…

We have a mid terrace house, c100 years old in the North of England, pitched roof with original Welsh slate to the front and original rosemary clay tiles to the rear. Front and back each c40m2. We’ve been told the roof needs replacing, the clay tiles in particular are in a poor state.

I got three quotes from different contractors:
1. Replace all with eternit man made slates: £7000
2. Replace with eternit to front and concrete tiles on the rear, improved insulation: £16000
3. Replace with Spanish slate to front, concrete tiles to rear, improved insulation: £20000

There are no access issues, all prices included scaffolding, waste removal and dry ridge systems, membrane  etc and VAT. The second and third quotes were from contractors on the Competent Roofer scheme, the first wasn’t.

There’s a large difference between the quotes - we’d struggle with the cost of either of the higher ones but need the job done correctly. Any advice much appreciated 

Thanks

FreeBear

Some random thoughts...

Removing more than 25% of the roof, even if you reuse the original slates/tiles will trigger Building Regulation compliance - This may require you to increase the amount of loft insulation depending on current levels.

Concrete tiles are (generally) heavier, so you need to be sure the roof can support the extra weight. If the roof isn't strong enough, it could push the top of the wall out over time.

Spanish, and a lot of other foreign slate has a poor reputation and questionable longevity. I have heard tail of a roof covered in spanish slate needing to be recovered after only 5 years. Welsh and Cumbrian slate has a long history and has been proven to last a very long time.

Dry ridge systems use a lot of plastic. Plastic turns brittle and eventually fails. Some of the roofers around here are kept busy replacing dry ridges after 10-15 years. I'd suggest using traditional mortar to fix the ridge tiles. Done properly, it will last several generations.