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Approximate cost of a new slate roof

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camster

from United Kingdom

Joined: 22 Aug 2008
Posts: 14
Location: Renfrewshire,
United Kingdom

PostPosted: Mon May 10, 2010 9:06 pm Reply with quote

I need to get my roof re-done and I was looking for some advice about approximately how much this should cost.

I've had a few quotes which varied wildly, so I'm a bit confused about what is a reasonable price. This is the details of the job from one quote I've had:

To erect scaffolding

To remove existing slates and ridge tiles from roof and brush down all waste materials to be removed from site.

To renew any defective sarking timbers where necessary

To fit new white PVC facia boards at all facia areas

To remove existing guttering and fit new PVC deep flow gutters

To remove existing flashings at Valleys, skews and chimneys and renew using Code 5 lead.

To remove skylight at rear and fit Velux window

To cover roof area using quality grade type BS IF747 re-inforced slaters underlay felt

To re-slate roof using new Spanish Natural Slates

To fit new zinc ridges

To clear site from arising debris when contract is complete.

The house is a four bedroomed detached with four dormer windows, built around 1905.

I don't know the area of the roof but I've attached a photo of the property which is in Paisley near Glasgow.




I would appreciate any advice you could give me on this.


Thanks

Tom
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Regencyroofingipswich

from United Kingdom

Joined: 03 May 2010
Posts: 98
Location: Suffolk,
United Kingdom
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PostPosted: Mon May 10, 2010 10:19 pm Reply with quote

Obviously prices vary from area to area but if that house was in suffolk for the complete job in new slates and everything as per quotation i would charge 7500-8k.

I would ask why you are changing the existing roof covering, are the tiles / slates knackered?

Also not liking the sound of the felt he is proposing to use, sounds like he is going to use a 1F felt which is outdated and can lead to condensation problems, especially with slate roofs.

I would suggest you insist on a high quality breathable felt such as klober permo for your underlay instead.

Apart from that quotation sounds fairly professional.
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camster

from United Kingdom

Joined: 22 Aug 2008
Posts: 14
Location: Renfrewshire,
United Kingdom

PostPosted: Mon May 10, 2010 10:28 pm Reply with quote

Ive had a few repairs to the roof over the past few years and each roofer has told me the roof is suffering badly from what I think they called nail sickness, where the nails holding the states have corroded away.

Compared to the figure you have given my quotes are way over the top. The lowest one is 13,000 and the highest is 38,900 (both plus VAT).

Does anyone know a roofer in the Glasgow / Paisley area that does good work at a reasonable price?
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Regencyroofingipswich

from United Kingdom

Joined: 03 May 2010
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Location: Suffolk,
United Kingdom
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PostPosted: Tue May 11, 2010 6:56 pm Reply with quote

If the slates are just slipping , why not get them relaid?

New spanish slate does not look as nice as what you have on there and are more prone to fracture.

And for 38,900 + vat i would expect slates made of gold.
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camster

from United Kingdom

Joined: 22 Aug 2008
Posts: 14
Location: Renfrewshire,
United Kingdom

PostPosted: Tue May 11, 2010 7:11 pm Reply with quote

I had thought about that but as the roof is over 100 years old, I thought if I was getting it done, I would be as well to get new slates.

I take it from your name your author name, you are a roofer?

If so, do you have any advice on what would be a reasonable price for this job?


Thanks
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camster

from United Kingdom

Joined: 22 Aug 2008
Posts: 14
Location: Renfrewshire,
United Kingdom

PostPosted: Tue May 11, 2010 7:13 pm Reply with quote

Regencyrofingipswich, sorry I've just realised you replied earlier with your idea on a price.
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Cumbrianroofer30yrsexp

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PostPosted: Tue May 11, 2010 7:14 pm Reply with quote

I would charge around 12-14 grand to do a roof like this but glasgow is just too far for me.
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Regencyroofingipswich

from United Kingdom

Joined: 03 May 2010
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Location: Suffolk,
United Kingdom
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PostPosted: Tue May 11, 2010 8:14 pm Reply with quote

I am very reasonable with my rates so perhaps i am a little under what other people may charge (work from home, no vat registration and no employees)
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rooferpro

from United Kingdom

Joined: 10 May 2010
Posts: 15
Location: London,
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PostPosted: Tue May 11, 2010 8:39 pm Reply with quote

why not get a quote for a major overhaul which will cut the cost and get agarantee they should b 5 years or more .it all depends on state of roof
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alastairreid

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PostPosted: Wed May 12, 2010 7:36 am Reply with quote

Cumbrianroofer30yrsexp wrote:
I would charge around 12-14 grand to do a roof like this but glasgow is just too far for me.


that would be more like the price.
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camster

from United Kingdom

Joined: 22 Aug 2008
Posts: 14
Location: Renfrewshire,
United Kingdom

PostPosted: Wed May 12, 2010 11:36 am Reply with quote

I had two quotes, one at 13,000 and one at 15,450 (both plus VAT), then I had others coming in at 24,000, 27,000 up to 38,000, so I was starting to think that the lower prices were too low to be a proper quote and it would be a cowboy job.

From the replies I've had so far, it looks as if these quotes are in line with a reasonable price and the others are just trying to rip customers off.

A thousand or two difference between quotes I can understand, but 10- 20,000 is just crazy.

I suppose I'll just have to keep trying a few more until I get three or four reasonable quotes that I can make a more informed decision on.

Any recommendations on roofers in my area would be welcome.

Thanks
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datarebal

from United Kingdom

Joined: 01 May 2007
Posts: 982
Location: Hampshire,
United Kingdom
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PostPosted: Wed May 12, 2010 8:16 pm Reply with quote

A lot depends upom the slate used.. for example a 150sqmtr of Westmoreland random would be around 24.500 +Vat for slates alone.
A half decent spainish.. around 3600.00

Is there any chance of another picture,maybe from the dormer window so we can see the slate better.. also and approx square metreage of the roof?
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camster

from United Kingdom

Joined: 22 Aug 2008
Posts: 14
Location: Renfrewshire,
United Kingdom

PostPosted: Thu May 13, 2010 11:44 am Reply with quote

All the quotes I've had apart from the 38,900 one was for Spanish slate. The 38,900 quote was for Welsh slate, so I suppose that accounts for some of the price difference.

I'll take a few new photos of the house and measure the size of the house at ground level if that helps.
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datarebal

from United Kingdom

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PostPosted: Thu May 13, 2010 7:04 pm Reply with quote

the Spanish slate will be lots cheaper than the Welsh (which is becoming very hard to get..
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Cumbrianroofer30yrsexp

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PostPosted: Thu May 13, 2010 7:49 pm Reply with quote

Spanish and brazilion slates are poor,not a patch on wlesh or buttermere.
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