Is this a reasonable quote for a re-roof?

[DreamingOfAGreenChristmas]

Small mid terrace with a typical ridged pitched roof and a small side pitched extension.

Replace battens, install a breathable membrane, new tiles - £9.5 k incl VAT

London

Thank you!

Anyone know?

Does that include scaffolding/access?

That sounds reasonable to me.
Always worth getting 3 quotes.
Does it include scaff?

Does it include scaffolding? I’m in a mid terrace (not London) and the scaffolding alone was £3.5K - including a tent over the top to prevent rain coming in. Would have been 1K to have basic scaffolding but wouldn’t be weather tight.

Yes that's reasonable. We were 7k for about two-thirds of our roof to get replaced.

Also depends a lot on what you are re-roofing with - slate or artificial slate?
Without knowing the rough size of your roof it's hard to know, you need a few quotes. Make sure they specify what they are tiling with.

I paid £13k for my 2 bed terrace roof a couple of years ago so to me it sounds ok.

Not slate.

Price all in.

Thank you all, it sets a context.

The roof is actually leaking and I can’t get roofers for love nor money to come over and give quotes, I need it done fast.

Seems ok to me as well. Loads of factors such as scaffolding increase the price which can be significant amount of the budget.

It's not just about price (it seems reasonable).
Do they come recommended?

That's bewilderingly cheap tbh.

Who gave you the quote?

£6500 for our 3 bed hip roof semi this summer.
Oop north though so yours sounds reasonable.

That seems incredibly cheap for London including VAT. Is it front and back of house?

@DreamingOfAGreenChristmas if you are about to replace existing slate with concrete tiles as a cheaper alternative consider the extra weight this places on the existing roof structure. If over time the weight cannot be tolerated by the alternative and sags, Buildings insurance may not cover you if you knowingly changed materials.

if £9.5k includes scaffolding I’d also consider this to be exceptionally cheap. I was quoted £20k for a slate replacement incl scaffolding on a small 2 bed period semi just outside London in September if that helps. This was a roofer I’d used many times previously.

@Netaporter The idiots we bought our house off did that. Not only does a concrete tiled roof look stupid on a Georgian farmhouse, it stands out even more against the neighbours and has a large bow on one side. The surveyor said it'll hold and isn't a worry but to use the proper materials if we re-roof.
We'd expected to do it in a few years but we hate living here (see username) so hopefully it won't put off buyers when we sell on.

I dread to think what the scaffolding costs would be.

@PissedOffNeighbour22 sorry to hear about this, there are some real cowboys out there. I mentioned the insurance aspect as our broker was talking about a claim he was handling recently where many owners and decades ago a thatched roof on a house had been replaced with a tiled one on the existing structure was now failing. The insurance company has declared themselves not liable as the failure was down to inappropriate material use many moons ago…

It's hard to say without knowing the materials and sq footage but it sounds like the lower end of the price range.

If they came recommended, and you are replacing like for like on materials, then it's reasonable. Check the price includes reflashing any chimneys. Get them to check the pointing on chimney pots while they are up there.

Bear in mind that they should be able to re-use some of your tiles, they normally put old tiles on the front of the house, and new on the back. And they should remove all the waste materials.

And reroofing disturbs 70 years of dust so expect to be hoovering a lot for a week or two.

I paid £20k for a full, replacement slate roof last year, detached, plain rectangle, pitched 40' by 30', no dormer windows.
It included scaffolding, new liner, battens, reflashing two chimneys, sorting and using old slate on the front and new Spanish slate on the back. They replaced 6 broken ridge tiles and removed all waste.
It took an experienced roofer and an apprentice two weeks.

@Netaporter It's definitely going to ruin my DP's day when I show him your reply when he gets in from his night shift 😄.

Interesting that it's years and years ago yet the insurance are managing to wangle their way out of paying. If they'd changed it themselves fair enough but they may not have known it was ever thatched.

I guess we just have to hope it doesn't fall down - we're uncovering more and more issues as we renovate and my DP had been up on the roof regularly fixing leaks.

DS was quoted £9k for a three ex LA bedroom mid terrace in Hertfordshire - an expensive area.