Victorian roof issues - 32k quote for replacement, is this too high?

[swayzak]

Hello

We've had a few issues recently, including 2 clay bonnets dislodged from same area (most recent one trapped in gutter at the moment, see photo) and dampness eg at top part of walls at gable-ends & ceiling of top floor bedroom

Asked our regular roofer to have a look over (outside & in), and seems like combination of roof & brickwork issue (latter likely will require a builder)

He's done work for us previously (flat car port roof & outhouse roof, and although not the cheapest I think the work has been OK

Said that the roof is original (house built in 1861) and may be end of life now - had quote of 32k for replacement!

Is this wide of the mark or not unexpected for this kind of job?

Will need Humber Tusan plain clay tiles as replacements (suitable for conservation area)

Thanks

 

[Cubist]

If the £32k is exclusive of the cost of the tiles and the brickwork repairs I would think it excessive. With the tiles it may be in the right ballpark but I would have to be convinced that the tiles are no longer fit to be re-used or their size and profile cannot be matched.

 

[swayzak]

Thanks

This is what it includes:

"Install Scaffolding / Skip / Welfare Facilities
Remove all existing roof coverings and dispose off.
Install new eve tray, tiling felt, Treated timber Lath, lead to all abutments, form new lead valleys, install new plain clay tiles, install new bonnets and new matching ridge tiles within a dry ridged system.

If you require a full quotation we can do that for you."

 

[a twig]

Without knowing any additional details like size / configuration of roof etc probably not too far off the mark given how prices have gone up over the last three years

 

[Lacan07]

Thanks

This is what it includes:

"Install Scaffolding / Skip / Welfare Facilities
Remove all existing roof coverings and dispose off.
Install new eve tray, tiling felt, Treated timber Lath, lead to all abutments, form new lead valleys, install new plain clay tiles, install new bonnets and new matching ridge tiles within a dry ridged system.

If you require a full quotation we can do that for you."

There's no way they'll be 'disposing' of the old tiles, that'll be straight down the reclamation yard. If they can't be reused they're yours to sell, not the roofers.

 

[a twig]

Just as a counter to Lacan’s point, often roofers build in what they get for selling the tiles into the price.

When we had ours done I asked about this and so we were offered two prices - a higher price for us to keep the old tiles and sell ourselves, or a reduced price allowing for what they expected to get for the tiles (obviously minus a bit compared to market prices for the convenience of them doing the leg work).

One other point - if the tiles are original clay from 1861 (plus looking at the amount of moss on them) I would suggest they will likely not be in good enough nick to get much for them on the reclaim market

 

[lizziecupcakes]

I think it’s excessive. Especially the part about the tiles. Can you get another quote? Or maybe 4.

 

[lizziecupcakes]

Thanks

This is what it includes:

"Install Scaffolding / Skip / Welfare Facilities
Remove all existing roof coverings and dispose off.
Install new eve tray, tiling felt, Treated timber Lath, lead to all abutments, form new lead valleys, install new plain clay tiles, install new bonnets and new matching ridge tiles within a dry ridged system.

If you require a full quotation we can do that for you."

It doesn’t look like a quote either. Sounds more like an estimation. Which is worse. I would really get a property breakdown of the work required and the costs. They need to justify it, and I think they won’t be able to. Good luck

 

[Eric56]

To counter I would say it seems in the ball park
I did full re roof three years ago. And during the work I know prices increased 25 per cent.
Also I sold my tiles to the roofing firm (big firm) and had a credit on the overall cost.
Prices are up bc materials are up. It is a future investment and brings peace of mind in every massive Storm.

 

[Cubist]

Just as a counter to Lacan’s point, often roofers build in what they get for selling the tiles into the price.

When we had ours done I asked about this and so we were offered two prices - a higher price for us to keep the old tiles and sell ourselves, or a reduced price allowing for what they expected to get for the tiles (obviously minus a bit compared to market prices for the convenience of them doing the leg work).

One other point - if the tiles are original clay from 1861 (plus looking at the amount of moss on them) I would suggest they will likely not be in good enough nick to get much for them on the reclaim market

Coo. An honest roofer? Damn but you were lucky Twig, they're such a rare breed.

 

[CliffordPope]

I daresay the care with which the tiles are removed and stacked depends on who is going to get the benefit

 

[swayzak]

Thanks all

Had another roofer round today for a quote (quote to follow)

He guarantees his work for 5 years, but my regular roofer guarantees for 20 years - that's a big difference

Is this surprising? Which is more usual?

 

[Cubist]

Unless the roofers concerned 'lay off' the risk by buying an insurance policy from a suitable company then basically that guarantee is worthless anyway. I think the more pertinent question would be 'How old is the roofer and will his heirs honour the guarantee?'

 

[thebadger7]

I'd say it's broadly about right in the current market
I've had quotes £35-38k for reroofing Victorian 3 story detatched, including removal of asbestos tiles, lead dormers, insulating sarking boards, guttering, barge boards, new slate tiles

Based on quotes I had 4 years ago, I'd estimate prices have increased by more than 50%. Most of the cost is labour, so it can't all be blamed on materials cost.
Trades are in high demand and charging high prices, in some cases more than a junior doctor. As a homeowner I'm hoping the market will rebalance over time, supply/demand and all that...