Slate roof - repair or re-roof, please help me decide!

HaircutHel

Just need some opinions, going round in circles! I have a Victorian semi, slates are the original ones apart from the smaller section at the back over the kitchen which I had re-roofed 5 years ago due to a leak (re-using what they could, with some reclaimed additions). 

There is water getting in above one of the bedrooms now, but likely more due to rotten fascias/soffits. Have had a quote just to sort that issue of around £2k. 

But it got me thinking about a re-roof as I have a pot of £20k available to me (this is unusual, won’t go into reasons but am not on a huge income generally). I am fed up of worrying about the roof so got a number of quotes for a re-roof in either new slate, fake slate or concrete. As my thinking has evolved I’ve asked for different things hence lots of quotes all for slightly different things. Range from £15kish to reuse slate (no building regs) to £20-23k to new slate/fake slate/concrete by companies that self-certify. There are a number of rooflights that need replacing which pushes the prices up. 

The guy that quoted for the repair said I didn’t need a new roof. It wasn’t letting water in (other than the leak area) so why would I do it? I don’t seem to get slates slipping (touch wood). So do I continue just patching up, or bite the bullet and re-roof? Likely to need to move in 8-10 years when the kids leave. Conscious the roof as it is will put people off, but the cost of doing it is large! 

stuart45

Can you some photos on?

HaircutHel

I will try! This is the front elevation 

HaircutHel

This is part of the rear, from the roof light! 

HaircutHel

This is the section that I had done 5 years ago. He has quoted for this job so tell me if it doesn’t look good! 

ThisIsWeird

So where is the leak coming from, if not slipped slate?
I think the general consensus, as with nursing old boilers along, is to keep them going with cheap repairs and patching until it needs redoing/replacing (or until repair costs become regular and £illy).
Your roof seemingly does not need to be replaced just yet, and very likely won't do for a fair number of years.
What else will you do with this money? Save it at a decent interest rate? Blow it? 
When you come to sell, yes the visible state of the roof will likely put some folk off, but if it's still watertight, then you just negotiate a discount based on how damning the survey will be  
For example, if it's "Roof covering is original and approaching the end of its life, although no current signs of water ingress - factor in a replacement in the short/medium term" or similar, then be ready to say "Fair do's - I'll take £10k off...". If it's in a very poor state with some leaks and slipping tiles, you may need to go the whole '£20k', although not if you've already factored that partly into the asking price - your EA may well do this.
I think, bottom line, it's easier to handle taking up to a £20k reduction on your sale price, than forking out that same amount from your pocket? So, if you trust the 'repair' roofer to sort the leaks - if he can explain clearly what the issue is and how hell fix it - then I'd go for that option in your position.
'Poor' condition roofs can carry on for astonishing long periods!

HaircutHel

Thank you. I had assumed the leak was from the roof, hence starting the process of getting quotes. But the barge board is rotten, and there is a gap between the roof and the gutter, so I think the water is creeping in there. The damp is along the side of the ceiling. 

The money would go mainly to overpay a bit on the mortgage, and some for other things in the house that need doing like carpets, decorating. 

HaircutHel

Your approach makes sense. I guess there is a ‘peace of mind’ element to it, in that I’m on my own with kids and worry a lot about unexpected household issues. 

ThisIsWeird

Just seen your photos. I'm not a roofer, but all these look to be perfectly fine to me, and certainly not requiring replacement. I was expecting a lot worse.
Where's the leak coming in, and why?

FreeBear

HaircutHel said: I am fed up of worrying about the roof so got a number of quotes for a re-roof in either new slate, fake slate or concrete. As my thinking has evolved I’ve asked for different things hence lots of quotes all for slightly different things. Range from £15kish to reuse slate (no building regs) to £20-23k to new slate/fake slate/concrete by companies that self-certify.

A Victorian property is likely to be Welsh or Cumbrian slate - That stuff will last ~150 years. Unless you are willing to pay a substantial premium, slate nowadays is sourced from predominately Spain, Brazil, and China. Some of it will start to fail in as little as 10-15 years, others will last a bit longer.

Concrete tiles are considerably heavier, and the roof structure may need reinforcing - Consult an experienced structural engineer before going down that road. It may be possible that tie bars are needed to stop the front & back walls bowing out along with new rafters.

Imitation slate, whilst cheaper than the real stuff will have a limited life span (50 years perhaps ?), but will be lightweight compared to concrete tiles. You may find the look acceptable, and if done well, shouldn't throw up any problems when you come to sell assuming paperwork is in order (Building Control sign-off being the main one).

At the end of the day, only you can decide which is best.

HaircutHel

@ThisIsWeird that’s reassuring, thank you. See my earlier posts for leak - think we crossed posts.