Cost to replace a roof ?
Discussion
We have a 1930s 4 bed detached house, roof is original and very tired.
It needs completely replacing, with new facias, soffits and guttering.
Builders over the road replacing a neighbours, asked them and have come back with 47 grand.
Am I out of touch or does that sound excessive, we are waiting on another quote, was thinking 20 to 30.
Think there is a certain amount of tax added for the area.
It needs completely replacing, with new facias, soffits and guttering.
Builders over the road replacing a neighbours, asked them and have come back with 47 grand.
Am I out of touch or does that sound excessive, we are waiting on another quote, was thinking 20 to 30.
Think there is a certain amount of tax added for the area.
My soffits, fascias and guttering I'm replacing on my 3 bed house in January (including the wood and not just covering it like some do..) and including scaffolding is £3700 which I though reasonable. He's also doing garage side door and window after it, then in July turning the conservatory into a useable room for £17k.
The difference in prices across the country is staggering. My folks got a new roof on their 3 bed mid terrace for about 4.5k about 5 years ago and it's been absolutely grand since bar a single tile off in the big storm last Jan.
Edit to add that did include new soffits and facias etc.
Edit to add that did include new soffits and facias etc.
Neighbour paid even more, chatted to him a few mins ago, think ended up nearer sixty, he didn’t say but did say the original job was six but escalated to ten times that.
That’s mental money, can be well on the way to building an entire house for that, it’s not fancy tiles either, the big concrete ones.
That’s mental money, can be well on the way to building an entire house for that, it’s not fancy tiles either, the big concrete ones.
Could be an element of location tax like you say. You're not far from me IIRC - I'm SK6 so my tax may be less 
1970's bungalow with garage - 21.5k using Nelskamp Planar tiles on gold battens (posh like), all new upvc with timber behind, most of the rainwater system, cloaked verges, two lead valleys, inc one chimney removed to below roof level.
1970's bungalow with garage - 21.5k using Nelskamp Planar tiles on gold battens (posh like), all new upvc with timber behind, most of the rainwater system, cloaked verges, two lead valleys, inc one chimney removed to below roof level.
Lots of info required.
We have just completed this, which was 90k. Hand made clays and the best of everything.
If access is good and you don’t have a million valleys, 20-30 is a fair ballpark if SE based. Including access that is.
If you can put an overhead up, can give a bit more accuracy.
We have just completed this, which was 90k. Hand made clays and the best of everything.
If access is good and you don’t have a million valleys, 20-30 is a fair ballpark if SE based. Including access that is.
If you can put an overhead up, can give a bit more accuracy.
Aluminati said:
Lots of info required.
We have just completed this, which was 90k. Hand made clays and the best of everything.
If access is good and you don t have a million valleys, 20-30 is a fair ballpark if SE based. Including access that is.
If you can put an overhead up, can give a bit more accuracy.
Yeah, not as grand as that !We have just completed this, which was 90k. Hand made clays and the best of everything.
If access is good and you don t have a million valleys, 20-30 is a fair ballpark if SE based. Including access that is.
If you can put an overhead up, can give a bit more accuracy.
North west, posh bits near Manchester Airport.
Didn’t include the extension on the back, the roof over the jnglenook or the garage roof which is flat and fairly recently done.
Couple of valleys, no access issues.
On the face of it £47k is a ridiculous price but it depends on how much the tiles cost.
The battens, membrane etc. are incidental but if the tiles cost £20k that’s the issue.
If you get into new rafters as well it can take some time but you shouldn’t really be looking at more than £10k labour for any remotely normal domestic roof.
The battens, membrane etc. are incidental but if the tiles cost £20k that’s the issue.
If you get into new rafters as well it can take some time but you shouldn’t really be looking at more than £10k labour for any remotely normal domestic roof.
It s just plain tiled, on the one over the road they have used concrete ones three times the size of the ceramic ones, sixty grand !
I have worked out the area on Google maps and allowing for pitch, wastage and over estimating a bit, 120 metres squared.
I got it to three and bit grand for tiles, just the basic Marley concrete ones. That s including VAT
Appreciate there is also soffits, facias, ridge tiles, felt, sealant, guttering and a load of other stuff but can t imagine it s much over what, seven ?
Generous three for scaffolding.
A skip, or two, a grand ?
Labour, two weeks, five guys at a grand a week, doubt they all get that, that s ten grand labour.
Company profit, not sure what they work on.
What am I missing, can t get to 47.
I have worked out the area on Google maps and allowing for pitch, wastage and over estimating a bit, 120 metres squared.
I got it to three and bit grand for tiles, just the basic Marley concrete ones. That s including VAT
Appreciate there is also soffits, facias, ridge tiles, felt, sealant, guttering and a load of other stuff but can t imagine it s much over what, seven ?
Generous three for scaffolding.
A skip, or two, a grand ?
Labour, two weeks, five guys at a grand a week, doubt they all get that, that s ten grand labour.
Company profit, not sure what they work on.
What am I missing, can t get to 47.
Edited by J4CKO on Thursday 13th November 19:43
Edited by J4CKO on Thursday 13th November 19:44
Prices quoted seem a bit high!
Last year had a new roof on a 1930's 3 bed semi with hipped roof.
Concrete tiles as they were much cheaper, but new felt, batterns etc, plus bargeboard and gutters. Including scaffolding and taking away the rubbish.
North Midlands, 6k
I do know the guy, but he wasn't going to be going mad with 'mates rates'... I think he sent three of his guys to do it anyway.
Last year had a new roof on a 1930's 3 bed semi with hipped roof.
Concrete tiles as they were much cheaper, but new felt, batterns etc, plus bargeboard and gutters. Including scaffolding and taking away the rubbish.
North Midlands, 6k
I do know the guy, but he wasn't going to be going mad with 'mates rates'... I think he sent three of his guys to do it anyway.
That sounds expensive.
Have re roofed two houses.
2 years ago, 5 Bed, five sections roof (old house extended many times), barge boards and gutters, light tunnel fitted, fair bit of leadwork, tiles re-used £22k
9 Years ago, ex council house, re-used tiles £4.5k
Bristol outskirts, so cheaper than southeast, but more expensive than much of the rest of the country.
That said, if you have a large roof and are fitting new tiles...
Have re roofed two houses.
2 years ago, 5 Bed, five sections roof (old house extended many times), barge boards and gutters, light tunnel fitted, fair bit of leadwork, tiles re-used £22k
9 Years ago, ex council house, re-used tiles £4.5k
Bristol outskirts, so cheaper than southeast, but more expensive than much of the rest of the country.
That said, if you have a large roof and are fitting new tiles...
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