Cost of new roof

[floellabenjaminsearrings]

We have had a quote of £14,000 plus VAT to reroof the house and replace/reline the gutters. Obviously we are going to get other quotes, but just wondered if this was reasonable, or if we just got unlucky with this one.

It is a 4 bed semi in surrey. Part of the house is an extension which has a flat roof. The original part is a pitched bay roof. The gutters are Finlock on the original house (these will be relined) and UPVC on the extension (these need replacing). I suspect this is probably the reason for the cost...

we live in a 3 bed semi ours was 8.5k for slate and new cutters etc

IIRC my roofer estimated £8k ish to reroof something similar with synthetic slate (small market town)

Finlock is troublesome. There are specialists in areas where it is common, but not all are good so take up references.

Real slate, and some clay tiles, can be quite a bit more expensive.

Be sure you get a modern breathing membrane to replace felt.

Concrete tiles are not as good.

P.s.

He may be using a specialist flat roofer. They argue over whether synthetic rubber or fibreglass is better. Felt is not much good and lead is good but heavy and gets stolen. If your flat roof has been leaking it may need a new deck and you can insulate it at the same time but there are modern systems for that

We have had a quote for a three-bed semi in the Midlands split as follows:
New roof - using cheap tiles (Marley Ludlow major pan tiles) - £5.4k
New fascia and soffits - £1.4k
I think the roofer said it would be £1-2k more for more expensive tiles.

Thanks everyone. I'll wait and see what the other quotes say.

PigletJohn why is felt not so good? We're in process of buying a house that I believe has a felt roof (flat) that they had re-done at very great expense a few years ago...

felt does not have a very long lifetime, as building materials go.

A tile or slate roof typically lasts about a hundred years, with occasional maintenance.

Because flat roofs are flat, they are more prone to ponding and water will find its way in through any defect. If the deck gets wet it will start to rot (if it is chipboard it will start to collapse).

You could ask what material was used when it was relaid.

While we're talking flat roofs - we have an uninsulated flat roof over the dormer windows and as part of our attic conversion. It was leaking when we moved in so we had a flat roof guy out who replaced the top stuff but said the chipboard etc was sound. Because he wasnt lifting that we didnt have an opportunity to insulate. Are there any easier / specialist methods available? (Eg injecting something maybe?)

when relaying a flat roof, you can do a through job with rigid insulating foam and dpm.

From the inside you might be able to pull the plasterboard off and insulate part of the space. You have to vapour seal and/or ventilate the space or it will get condensation and rot. The specification needs study and understanding.

If you can afford to lose a bit of headroom you could apply Kingspan, Knauf or similar bonded insulating slab with plasterboard to the ceiling. They will have a specification and diagram on their website. I have not done it. Flat roofs cannot breathe like pitched roofs can so vapour and condensation needs extra care.