Commercial roof replacement

[Dogbash]

Hi all, not sure if this is the correct forum, didn't think homes & garden was relevant given this is commercial.

I am looking at buying a commercial property that needs about 14000 sq ft of roofing replacing. It is a single skin metal roof with an inner panel and insulation between. The outer metal skin has started to rust and is 20+ years old so coming to the end of its life. I'm looking to take off the panels and replace with the same but new.

I've tried looking up online about whether building control approval is necessary but can only seem to find the rules relating to homes. I am unsure if commercial falls under the same rules. It says for homes if you are replacing more than 50% you need to apply to building control and have to consider thermal qualities etc.

I'd rather not get into having to put a 100mm+ sandwich panel on the roof as that will cost a fortune and I'm not sure it would be suitable for the existing structure anyway as it would be much heavier than what is there currently.

I've tried calling local council building control but they never pick up their phone! I am just trying to get an idea of problems I may come across before I make an offer on this building.

Any help appreciated. Thanks

[BGARK]

https://www.filon.co.uk/products/rooflights-sheets...

[Collectingbrass]

Dogbash said:

Hi all, not sure if this is the correct forum, didn't think homes & garden was relevant given this is commercial.

I am looking at buying a commercial property that needs about 14000 sq ft of roofing replacing. It is a single skin metal roof with an inner panel and insulation between. The outer metal skin has started to rust and is 20+ years old so coming to the end of its life. I'm looking to take off the panels and replace with the same but new.

I've tried looking up online about whether building control approval is necessary but can only seem to find the rules relating to homes. I am unsure if commercial falls under the same rules. It says for homes if you are replacing more than 50% you need to apply to building control and have to consider thermal qualities etc.

I'd rather not get into having to put a 100mm+ sandwich panel on the roof as that will cost a fortune and I'm not sure it would be suitable for the existing structure anyway as it would be much heavier than what is there currently.

I've tried calling local council building control but they never pick up their phone! I am just trying to get an idea of problems I may come across before I make an offer on this building.

Any help appreciated. Thanks

I would speak to a Building Surveyor as there will be a number of considerations alongside Building Control. I would also question whether 20 years is end of life, depending on what you want to do in the unit obviously, and they may be able to recommend more suitable & cost effective "extensive maintenance" options rather than wholesale replacement.

[JQ]

Apologies, I can't answer your question, but one thing to consider will be the future value of the property. If replacing the roof without insulation negatively impacts the EPC rating you could make it unmortgageable / unlettable / unsaleable in the future - this will negatively impact the value. The relevant dates for future changes are 2027, 2028 and 2030, so are looming fast.

A very quick Google brought up https://www.gordonsllp.com/mees-epcs-commercial-pr...

Just make sure any changes you make to the building take into account MEES Regulations. Commercial property owners and banks are taking them very seriously at the moment so it's best not to ignore them.

[MaxFromage]

Also consider solar whilst you're at it.

[MustangGT]

MaxFromage said:

Also consider solar whilst you're at it.

This, in/on roof solar will be a good investment.

[smokey mow]

Dogbash said:

Hi all, not sure if this is the correct forum, didn't think homes & garden was relevant given this is commercial.

I am looking at buying a commercial property that needs about 14000 sq ft of roofing replacing. It is a single skin metal roof with an inner panel and insulation between. The outer metal skin has started to rust and is 20+ years old so coming to the end of its life. I'm looking to take off the panels and replace with the same but new.

I've tried looking up online about whether building control approval is necessary but can only seem to find the rules relating to homes. I am unsure if commercial falls under the same rules. It says for homes if you are replacing more than 50% you need to apply to building control and have to consider thermal qualities etc.

I'd rather not get into having to put a 100mm+ sandwich panel on the roof as that will cost a fortune and I'm not sure it would be suitable for the existing structure anyway as it would be much heavier than what is there currently.

I've tried calling local council building control but they never pick up their phone! I am just trying to get an idea of problems I may come across before I make an offer on this building.

Any help appreciated. Thanks

Yes you will need to submit a building regulations application.

The legislation and definition of building works is the same for domestic and non-domestic buildings and does not differentiate between the two.

[Lozrington]

Hi, Chartered Building Surveyor here who does this sort of work day in, day out.

There are a number of proprietary products for treating cut edge corrosion, assuming it’s not too advanced. The condition of the coating to the top sheet requires careful checking, as do ridge and hip details, along with gutters. Typical cost for re-coating and cut edge treatment around £40 per m2 plus fees and VAT,

If the sheets are beyond repair, then the next cheapest option will be over-sheeting. You’ll need to comply with B.Regs and achieve a u-value of 0.18, so typically will need an additional 150mm quilt insulation sandwiched between the existing and a new top layer.

Typical cost for over-sheeting likely to be around £100 per m2 plus fees and VAT.

I hope this helps. I’d recommend that you appoint a surveyor to undertake a survey and to specify and procure the work- their fee of circa 10% of the cost of work is likely to save you a lot of aggro.

Good luck.

[tleefox]

Don’t forget to factor in scaffold / access costs on top of any m2 costs anyone quotes you for the roofing bit.

[Geoffcapes]

Depending on what the property will be used for, I can replace the roof and put solar on for you without any upfront cost.
We'll just sell you the energy generated and that will pay for the roof and get you a cheap energy supply whilst that big yellow thing is in the sky.

Let me know if this is of interest.

[Dogbash]

Thanks for all the replies, really helpful. I'm going down to the site tomorrow with a scissor lift to get some pictures of the condition of the roof. I'm buying the building to do up and then rent out as a commercial premises. I don't know what sort of business will end up in there just yet.

Thanks

[MustangGT]

Dogbash said:

Thanks for all the replies, really helpful. I'm going down to the site tomorrow with a scissor lift to get some pictures of the condition of the roof. I'm buying the building to do up and then rent out as a commercial premises. I don't know what sort of business will end up in there just yet.

Thanks

Whereabouts is the building? One of the companies I work for also does solar or solar and battery installations, if in a suitable location for us I can forward details to our sales team who could look at giving you a rough estimate to install. We can also help with permissions from the network operator (DNO) and setting up sales of excess generation back to an energy company.