Old Cottage Ceilings & Roof Costs

[xmally]

Hello,

We looked at an old 3 bed 17th century cottage today - no question it's a huge project, which interests me and DH (i think...).

Please could someone give me a piece-of-string idea of how much it might cost put a full new roof on, including new trusses etc - assume worst case and all the current room structural support/wood needs replacing? Tiles are ok and can be reused. It's a straight section gable, about 17m long. Would 15k sound a sensible budget?

Secondly, all the upstairs ceilings are either heavily sagging to the centre, rather than a flat and with lots of cracked mouldy plaster. Pic] & [[https://imgur.com/a/bhJpXbN Pic2 & These all look like a disaster right? What kind of costs might it be to take these out and put plasterboard in?

Hopefully a new roof, new ceilings and a full re-plaster of everything wont be too far off. Plus full new double glazing (15k i guess).

We're trying to work out if 100k is a enough of a renovation budget or not.

No £15k would not cover it. More like £30,000 plus. Just taking off tiles and sorting them out for reuse costs money. There’s all the dismantling costs too. You are not bulding from scratch. Roofs are very expensive to replace on old buildings because they are often bespoke and you cannot use off the shelf trusses and timbers. There’s also insulation to consider.

Not sure about ceiling costs (nothing in old houses is cheap) but you need to find out why the ceilings are sagging. Have you had a full structural survey? I would suggest you get a Structural Engineer to look at the roof structure and advise.

From the picture there is mound. You need to find out why the wall is damp. Is there a guttering problem or is it poor brickwork letting rain in? Again a survey should tell you and then you can look at costs.

What double glazing units are appropriate? Is it listed or in a conservation area?

Old houses can spread out wards, meaning the joists no longer give adequate support. This can be a cause of sagging ceilings. It can be fixed by tying in the building but it would be expensive. A full structural survey by someone with experience of old buildings is the only was to go. I don't think 15k for a new roof would be adequate. Old buildings are the gift that keep on giving - once you start dismantling stuff you find other things wrong, and it goes on and on. I speak from experience.