Flat roof to pitched conversion

Sniffer1977 · 14 Feb 2016

Hi all
I'm looking at converting my flat roof to pitched to raise the ceiling height which is too low. Also the rooms are very cold which I believe is due to minimal or no insulation in the roof.
I don't want to raise the height of the flat roof with insulation etc as it will look daft and out of place.
Size is approx 8x3 meters.
Would need the gable end building up , but my understanding is existing walls are strong enough.
The floor would also need a self level as its not very level at all. Also need an external door blocking up.
What would you guys deem a realistic ballpark figure? A vaulted ceiling has been suggested but not sure if that adds ££ over a standard ceiling .

I've spoken to a friend who values properties and he estimates £8k-£12k
1 quote came back at £10500 and another £23,500 plus vat !!!

I'm based in north wales so any advice/guidance greatly appreciated

Forgot to add it's a bungalow.

Thanks

J

freddiemercurystwin · 15 Feb 2016

The variation in the prices is because no one knows the extent of the work and all you will get on here is exactly the same: ie guesses. So if you want accurate prices then get some accurate detailed drawings done. Bit of a chicken and egg situation but that's the way the cookie crumbles!

Sniffer1977 · 15 Feb 2016

Thanks for the reply freddy, fair point . The 2 quotes I've had the builders have been to property and measured up etc.
If I get some pics up and measurements would that help?
I don't have any detailed drawings at the moment . I've been told that the pitched roof is within permitted development in my area so was hoping to not employ a architect for what appears to be a straightforward job.
Many thanks

Sniffer1977 · 28 Feb 2016

Hi all
Not sure if this helps but I've attached some pics of the outside .
Any help or guidance appreciated
Jamie

freddiemercurystwin · 28 Feb 2016

So not only are you expecting prices for something you've not designed and don't know how it works, you expect builders to be able to design it as they go. That's a bit like saying you're gonna employ a designer to draw it up and detail it and then you expect him to build it too.

Sniffer1977 · 28 Feb 2016

I came on here for help or advice as to what a ball park figure would be from experienced tradesmen , not for clever replies .
As its obvious I don't have much knowledge regarding building etc I'm not going to employ an architect etc before I know my budget is big enough , hence my post . I'm currently waiting on a few other quotes so though I'd post my pictures.

Yes we can all be clever in our chosen avenues of employment , as I'm sure I could make you look somewhat daft regarding financials law and regulations but what's the point . You could have simply said "sorry mate pics don't help "

Should you feel a post is not acceptable simply ignore and don't reply , as from my understanding forums are there to help .

Thanks for all your help

freddiemercurystwin · 28 Feb 2016

You will continue to get inaccurate quotes until the builders you are asking for quotes from are provided with like for like information instead of expecting them to use their imagination. You will only get accurate quotes once you get some drawings done.

foxhole · 1 Mar 2016

Did they quote for a tin roof?, going to get wet if you don't have some form of protection once the flat roofs off.

Sniffer1977 · 1 Mar 2016

No , last builder said he would be able to get it watertight within 1 day so that shouldn't be an issue.

Another said he would build up and then take flat roof off (not sure how)

It's basically going to be one room , kitchen diner so we can strip everything out if need regarding cold and rain as we will be getting a new kitchen, flooring etc (not included in cost for this)

Thanks

trevorbayliss · 22 Apr 2016

blocking up an external door should be a days work plus time to get the materials. So if you get the materials and pay the day rate you could get this done for £200 plus materials. Say £300 all in.

I am doing a flat roof at the moment on a house i am renovating. Got to create a fall on the roof and add insulation, then board and redo in fire glass. Not including insulation the cost of redoing the roof in fibreglass is £2k. I am going to do it for £600.

I am not a builder, just a renovator / developer type bod.

Your £10k quote sounds much more reasonable. I think the £20k plus quote is someone who is very busy and is just throwing out a high price as he's not bothered for the work.

Sniffer1977 · 23 Apr 2016

Hi Trevor . Thanks for the reply.
I agree re the higher quote . Builders have been round and all agree it is completely straight forward as it's just 1 simple room with pitched roof.
Currently being delayed by planning as I'm awaiting confirmation it's within permitted development . Moving into 7th week for my pre advice application to be replied to. I keep getting fobbed off with its just being checked etc .
Hopefully will be confirmed this week so I can crack on ready for new arrival in August
Cheers

roboughton · 27 Apr 2016

Sniffer1977 said:
Hi all
I'm looking at converting my flat roof to pitched to raise the ceiling height which is too low. Also the rooms are very cold which I believe is due to minimal or no insulation in the roof.
I don't want to raise the height of the flat roof with insulation etc as it will look daft and out of place.
Size is approx 8x3 meters.
Would need the gable end building up , but my understanding is existing walls are strong enough.
The floor would also need a self level as its not very level at all. Also need an external door blocking up.
What would you guys deem a realistic ballpark figure? A vaulted ceiling has been suggested but not sure if that adds ££ over a standard ceiling .

I've spoken to a friend who values properties and he estimates £8k-£12k
1 quote came back at £10500 and another £23,500 plus vat !!!

I'm based in north wales so any advice/guidance greatly appreciated

Forgot to add it's a bungalow.

Thanks

J

Where in North Wales are you? I know a few people that do this sort of work who can quote.

£23k plus VAT seems a bit much but it depends what they are specifying.

Sniffer1977 · 27 Apr 2016

roboughton said:
Where in North Wales are you? I know a few people that do this sort of work who can quote.

£23k plus VAT seems a bit much but it depends what they are specifying.

Thanks mate. I'm between Llandudno and Bangor . Think I have a builder now but out of interest who would you have recommended .
Thankfully no planning needed as within permitted development

roboughton · 27 Apr 2016

I am out near Colwyn bay, there's a few local lads I know message me if you need more info.

Flat roof to pitched conversion

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