Is it sensible to install a new roof?

DettaWalker

Hi mighty MSE community,

I could really do with some opinions...

I have a detached 1965 built house. The roof - as far as we know - has never been done. We purchased back in December 2020, we were under a lot of time pressure so skipped a survey as we couldn't afford to wait. I know.. not my proudest moment, but we are where we are. 

The house has solar panels (which don't work at the moment due to a broken inverter) and unfortunately we have a few leaks under the panels that have gotten worse over the past 12 months. At first there was 1 leak, now there's multiple and the buckets are filling faster. The felt is broken and falling to pieces when you try and tape over it and there's the odd broken tile. You can see the sky through some gaps in the roof. 

We do have a number of leaks, so when it rains, it's bucket switching time etc. We've had a local roofer over who was on the roof. He said he could put scaffolding up to fix whatever tiles are broken under the solar panels but said he was surprised that they put solar panels up on the old roof, seeing how that may cause problems further down the line. 

He also said that the next time we have a leak, they'll need to do the same spiel again and it would be expensive again so he said, we might want to consider redoing the roof. The tiles are old, but seem intact so could be re-used (but his warranty would be on the roof, not the tiles). 

So now we are considering to just bite the bullet and get the whole roof re-roofed (I am awaiting the quotes for that, he's quoting me for the full roof now as well as one with and one without new roof tiles).

My gut says that the roof is turning 60 soon, it will have to be done sooner rather than later and I wouldn't want to spend 2k + vat on scaffolding and spot fixing, just to have to od the same thing again in a year or two. 


To complicate things further, the extension on the house is a "builder's job", not a roofer's job according to the roofer. He showed me a few pictures where corners have been cut (the valley thingy has a cracked tile, the lead in isn't lead but tape, and things like that). He said in the grand scheme of things he'd just redo it (reusing the new tiles up there) and would give me a warranty for the whole roof.

he came across as genuine, trustworthy and has a lot of positive reviews, but the whole lot will cost us a lot of money, so would appreciate any insights or considerations.

Thank you

MikeJXE

Sounds like a decent roofer and knows what he is talking about, a new roof is the way to go if the structure is sound. Don't fall for money up front either 

diystarter7

Hi
Does the roof have felt under it as the felt is often worn. A retal we had problems with it turned out to be the felt - next door just replaced the flet and old tiles, a year later we did the whole thing. I have to say the tiles, new ones not as robust as the old stuff but looks better.

The warranty, often not worth the loo roll it is written on unless its underwritten by an insurance outfit and onlu operates if the roofer goes but. Better than warrnty is the roofers behavior, ie will he promise to come back and fix/resolve leaks when it rais heavy and you note them the first time or when it snows - hard to get an honest roofer, we had one but he retired.

Solar panels - I would never have them on a roof as they are an eyesore and older ones came with the problems you mention and pigeons getting under them and dying - not sure re new ones

if you intend to stay gor several years, benefit from the new roof. piece of mind and your home will sell more quickly and you may recover some of the money spent

I've never paid up front and in the past when the job was finished but a couple of years ago as covid kicked in, part of the quote was i ordered and paid for the tiles/etc the roofer paid for the skpi, labour and scaffolding  - worked out ok.

get a quote in writing and when you pay as the cowboys will demand money before it is finnished and ask them when start and how many days to complete. Tell the coucil buidling regs



Thanks

Mutton_Geoff

What are the roof tiles made of? How many people in your street with same age houses have a replacement roof? Who owns the solar panels? Are they still under a tariff contract of any sort? If you want to keep them, who will put them back and repair them?

DettaWalker

MikeJXE said:

Sounds like a decent roofer and knows what he is talking about, a new roof is the way to go if the structure is sound. Don't fall for money up front either 

So advice is good, just don't pay a deposit? Why not? Is it not common place now? he has a 40% deposit up front.

DettaWalker

diystarter7 said:

Hi

Thank you - Responding in line:

Hi
Does the roof have felt under it as the felt is often worn. A retal we had problems with it turned out to be the felt - next door just replaced the flet and old tiles, a year later we did the whole thing. I have to say the tiles, new ones not as robust as the old stuff but looks better.

Roof has felt, but the felt is crumbing apart when you touch it now.

The warranty, often not worth the loo roll it is written on unless its underwritten by an insurance outfit and onlu operates if the roofer goes but. Better than warrnty is the roofers behavior, ie will he promise to come back and fix/resolve leaks when it rais heavy and you note them the first time or when it snows - hard to get an honest roofer, we had one but he retired.

I asked that question. he said he has insurance for his warranty which will cover it if he dies or goes bust. We get hte feeling that he is honest in all fairness. get a good vibe from him

Solar panels - I would never have them on a roof as they are an eyesore and older ones came with the problems you mention and pigeons getting under them and dying - not sure re new ones

Solar Panels came with the house. 

if you intend to stay gor several years, benefit from the new roof. piece of mind and your home will sell more quickly and you may recover some of the money spent
This is our forever home unless something bad happens and we get kicked out. so yes, thinking long term

I've never paid up front and in the past when the job was finished but a couple of years ago as covid kicked in, part of the quote was i ordered and paid for the tiles/etc the roofer paid for the skpi, labour and scaffolding  - worked out ok.
That's what I asked him. I'd like to maybe pay a supplier or two.

get a quote in writing and when you pay as the cowboys will demand money before it is finnished and ask them when start and how many days to complete. Tell the coucil buidling regs
What does the council need to know? Isn't a repair without planning / building regs?



Thanks

DettaWalker

Mutton_Geoff said:

What are the roof tiles made of? How many people in your street with same age houses have a replacement roof? Who owns the solar panels? Are they still under a tariff contract of any sort? If you want to keep them, who will put them back and repair them?

I think they are concrete tiles.

One of our neighbours did their roof last year completely. I should probably knock at their door and introduce myself and ask about the details. But it looks like people are starting to do it.

We own the solar panels. They have a FIT from 2012, but the company that installed them are bust. 

The roofer works with a solar company that takes the panels off and puts them back on on his behalf.he said they could probably do my inverter.

Mutton_Geoff

I don't understand why he needs a 40% deposit. Most builders/roofers have 30 day accounts with suppliers so he should be able to order the scaffolding, get the replacement tiles, felt & batten on site and get the job started before their invoices need to be paid. At a push make stage payments, ie when materials have been left in your front garden. I never expose myself credit wise with any builder, they have already supplied materials or labour to the value of before I pay any bills.

Sophie4120

DettaWalker said:

What does the council need to know? Isn't a repair without planning / building regs?


Thanks

If you are replacing more than 50%(?) of the roof, you will need building control sign-off. Just make sure you contact them before work starts/finishes, else you may have to pay more for regularisation (as we found out!). We were recently in a similar situation to you - bought a 60s house with original concrete tile roof, the felt was disintegrating so we chose to re-roof the whole thing. We weren't asked for anything up front, but paid 100% within a few days of completion. However, we wouldn't have been too concerned if he had asked for part payment once the job was underway/materials had been delivered to site.

Slinky

DettaWalker said:

get a quote in writing and when you pay as the cowboys will demand money before it is finnished and ask them when start and how many days to complete. Tell the coucil buidling regs
What does the council need to know? Isn't a repair without planning / building regs?



Thanks

https://www.marley.co.uk/blog/re-roofing-getting-building-regulations-approval

BUFF

DettaWalker said:

So now we are considering to just bite the bullet and get the whole roof re-roofed (I am awaiting the quotes for that, he's quoting me for the full roof now as well as one with and one without new roof tiles).

My gut says that the roof is turning 60 soon, it will have to be done sooner rather than later and I wouldn't want to spend 2k + vat on scaffolding and spot fixing, just to have to od the same thing again in a year or two. 

Inflation is 10/11%. It's going to be dearer the longer that you wait ...
(although winter is not the best time to get re-rpoofed)