New roof costs

[Newhousecrying]

we have a leaking roof. We spoke to a roofer a few months ago (before we knew it was leaking) who told us it’s not worth repairing and we should get a new one. We were hoping it would last us until summer but given how much water ingress there is it’s not looking hopeful. The effect of yesterday’s rain is really clear on the internal wall :(

tomorrow we’ll call around to some roofers for some emergency repairs/ quotes/ ideas.

were planning to ask for quotes for both a new roof now and repairs for now and then do the whole roof in the summer to avoid a big whole roof covering, which we’ve seen on some other houses nearby.

has any one had a new roof recently and what was the cost? We’re in the north west.

Sort of in the Northwest area.

We had our 3 bed detached house and garage done last year for £11,000. It still makes me feel sick thinking about it, we’ll be paying it off for years.

Was it badly done? The surveyor told us the roof was is in ok condition and just needed some spot replacements and a clean.

I had to do mine last year I am in SE
the cost was less than 11000 but still eye watering expensive just prepare youself for a shock ☹️
i had to do it thought the house was so damp, I glad I had it done but yes very expensive

Ivd been quoted £10,000 for a two bed terrace, personally i think thats nonsense but i cant get anyone else to quote so ill wait.
I am really reluctant to get a concrete roof because I’m told they only last 40 years anyway I’d much rather repair my slate one if that’s a possibility.

prices have gone up a lot for roofing. We had my office reroofed a couple of months ago and that was £2900 not including the roof tiles themselves. Its single storey and about 8m x 4m

We can borrow an extra 10k to do the roof. It would mean we can’t do the kitchen but a non- waterproof house is far more concerning. Does 10k sound reasonable as a total? It’s a small three bed semi. The internal dimensions based on the bedrooms is approx 7x5m

Also in NW ( South Manchester) had ours replaced 18 months ago. It was £4500 cash and included new guttering and sofits.

Do not replace slate with concrete tiles, this is the main cause of roof sag as the concrete tiles are much heavier than slate and the roof timbers aren't big enough for them.
A cheaper alternative to slates are fake or fibre cement slates, they have a life expectancy of 50+ yrs which is similar to concrete 30-60yrs.
Prices are still very high and as a lot of building materials especially roofing materials are either energy intensive to make or are imported, their prices are unlikely to go down.
Slate roofs are very repairable though as long as your slates aren't delaminating (that's where the start to completely disintegrate).
Last year we relaid a slate roof that was 100yrs + old and only had to actually replace less than 10% of the tiles with new ones as they were in really good condition. They stripped off the originals, new felt and battens and relaid mixing in the new ones.
Can't advise on the cost as it was part of larger project.

@wonkylegs thank you, i thought that might be the case, i can see the neighbours house looks not right when theyve replaced it

I'd say put aside 10k. Go with the best not the cheapest roofer

We had our small 3 bed semi done in 2020, it was £5.5k for the whole roof to be replaced in its entirety, but chimney was not replaced as it's shared with the neighbours.

Costs of materials and labour have risen considerably since 2020 though.

East Midlands and was just under £5k for a 2 bed terrace
Next door was done at same time so shared scaffolding cost

thanks. Hopefully 10k will cover us for what we need.

@Denny53 @Oopsilot Who did you use for your roof? would you recommend them?

@jackstini Thanks. Did you pay for the scaffolding separately or was that part of the £5k?

We had our small Edwardian terrace roof replaced last year. (live in SE). We had some ridiculous quotes of £20,000 plus and finally found a local guy who did it for £13,000. We were out walking the dog and saw him at work. Replaced the existing slate tiles for like, battons, felt, included scaffolding, skip, clearing site. We were very pleased compared to other quotes. It took just under 2 weeks to complete.

If it’s an old house stripping the roof and new felt, battens and slate or tiles it’s going to be £10k as long as the structure is OK. The roof is first priority and you will get your money back and more when you sell the house.

@Lorrymum thanks. 2 weeks doesn’t seem too bad. We’re going to try to get a few quotes. My sister (also renovating a house) said to be careful with quotes. I thought three was enough but she had three really ridiculous ones for a loft insulation/ boarding, and then two more sensible ones.

@Crazykatie its reassuring about the money back. We were worrying that if we need to sell we’d only get like 10% back and the other 90% is just for our own comfort

Did ours about 2 years ago. We're SW and a big 4 bed and it cost us just over 10000 for the whole job including scaffolding. They told us it was take 3 days, it took them two weeks. The price will also be dependent on the state of the roof beneath the tiles and felt. We were lucky and only needed new felt and the tiles, all the wood was in s good condition.

The £5k included it
So neighbours and I both paid £4,900 each to reroof both 2 bed terraced houses

Ours is a small semi. We were quoted £10k by a few (recommended) roofers. Paid about £4500 in the end to one who had done a neighbour's (including the scaffolding). Paid bank transfer, not in cash etc. Roofer then did another 2 houses on the road as they were so efficient.

I can't believe how cheap these prices are that are being quoted. You wouldn't get any change from 25k near me.

We paid nearly £19k for our new roof, soffits, fascia’s and whatnot!! Lots of rotten wood as well.

Trying not to dwell on it too much, was at least 15 years overdue. Eye watering though. We’re on the south coast.

We got multiple quotes, all similar and then things were rotten so the cost rose from the original £16k.

Very much will depend on the house & roof type and size though, which is why comparing random quotes on the internet is very hit and miss.
Terraces are usually the cheapest

We had one roofer come yesterday who temporality repaired the leak and talked to us about a new roof. He said we could pitch the back extension flat roof for not tooo much more than replacing it. (It’s pooling so we’re going to look at getting them done at the same time as the main roof). Currently the extension has a lower ceiling (picture 1). I want to raise it so it’s in line with the kitchen in the main part of the house (picture 2). It’s very much a ‘nice to have’. My partner who is much taller than me says it doesn’t bother him at all. Would that be a big job? I think we’d need to find a builder, not just a roofer. Not sure if it’s ‘worth it’

opinions welcome

We had our 3 bed semi done last year for £8k in West Mids.