Hi all,
We are having a 2 storey side extension (5.1 x 3.7m) on a 1940's ex-council semi with hipped slate roof. Extension will have new hipped roof to hipped roof. Existing roof is backfilled which is all dropping off, slates and ridge tiles starting to slip and needs sorting so we are having it stripped, felted and relaid, sourcing reclaimed slate, all being done at the same time. We have arranged own scaff which is up.
Sorry for poor quality image - only jpeg plan is this one.
Joiner and roofer been to see us, liked them, quoted as follows:
- Joiner - fit new trusses to extension plus fascias, sofits, guttering whole house BEFORE SLATING (labour only) - £800 + VAT
- Roofer - strip, felt and relay existing and new slates, including battens and lead - £2k + VAT
- Truss quote - £500 + VAT
- UPVC SFG quote - £300 + VAT
We can get slates for about £1.40 each
This all adds up to £4.2k + VAT for new roof and reroof.
My questions if you could poss help are:
1. Seem fair prices? Joiner seems good value and truss and UPVC quotes seem good, not sure about £2k for roofing labour tho.
2. Joiner wants to fit trusses then UPVC before slating so that "there is a line for the roofer to go to with the fascias being there". We don't want UPVC up there before roofing and extension finished - it'll get damaged. Plus the roofer needs to go off the existing lines as it's a semi or it won't match the neighbours surely?
3. Anyone keen on Ubiflex instead of lead? That might help nip the price down.
4. This is a raised/dropped collar roof? (The bedroom ceilings slope and we have roof beams in the corners of the rooms). This gives us dreadful cold bridging/mildew/condensation issues and we MUST address this while the roof is off. How can we insulate the new roof adequately to stop these problem areas happening again. We have cavity wall insulation and will be renewing loft insulation and having eaves vents I believe. How do we keep roof space ventilated but insulated? Giving us headaches.
Thanks so much in advance for any replies. I'm not trying to insinuate the roofer and joiner are overcharging us. We are short on time and money, doing a lot of it ourselves, with 2 little uns and believe it or not are struggling to get quotes for the roofing part although there are joiners willing to quote labour only. The brickwork will be finished mid next week and we need to decide whether to just crack on or keep pursuing other quotes. Incidentally, we've got a really nice guy coming measuring roof up for us for free, he measures for most of the timber people round here so said he would get a fee back off them at some point in the future if we didn't go with one of them this time - what a star!
Cheers!
Kirsten
We are having a 2 storey side extension (5.1 x 3.7m) on a 1940's ex-council semi with hipped slate roof. Extension will have new hipped roof to hipped roof. Existing roof is backfilled which is all dropping off, slates and ridge tiles starting to slip and needs sorting so we are having it stripped, felted and relaid, sourcing reclaimed slate, all being done at the same time. We have arranged own scaff which is up.
Sorry for poor quality image - only jpeg plan is this one.
Joiner and roofer been to see us, liked them, quoted as follows:
- Joiner - fit new trusses to extension plus fascias, sofits, guttering whole house BEFORE SLATING (labour only) - £800 + VAT
- Roofer - strip, felt and relay existing and new slates, including battens and lead - £2k + VAT
- Truss quote - £500 + VAT
- UPVC SFG quote - £300 + VAT
We can get slates for about £1.40 each
This all adds up to £4.2k + VAT for new roof and reroof.
My questions if you could poss help are:
1. Seem fair prices? Joiner seems good value and truss and UPVC quotes seem good, not sure about £2k for roofing labour tho.
2. Joiner wants to fit trusses then UPVC before slating so that "there is a line for the roofer to go to with the fascias being there". We don't want UPVC up there before roofing and extension finished - it'll get damaged. Plus the roofer needs to go off the existing lines as it's a semi or it won't match the neighbours surely?
3. Anyone keen on Ubiflex instead of lead? That might help nip the price down.
4. This is a raised/dropped collar roof? (The bedroom ceilings slope and we have roof beams in the corners of the rooms). This gives us dreadful cold bridging/mildew/condensation issues and we MUST address this while the roof is off. How can we insulate the new roof adequately to stop these problem areas happening again. We have cavity wall insulation and will be renewing loft insulation and having eaves vents I believe. How do we keep roof space ventilated but insulated? Giving us headaches.
Thanks so much in advance for any replies. I'm not trying to insinuate the roofer and joiner are overcharging us. We are short on time and money, doing a lot of it ourselves, with 2 little uns and believe it or not are struggling to get quotes for the roofing part although there are joiners willing to quote labour only. The brickwork will be finished mid next week and we need to decide whether to just crack on or keep pursuing other quotes. Incidentally, we've got a really nice guy coming measuring roof up for us for free, he measures for most of the timber people round here so said he would get a fee back off them at some point in the future if we didn't go with one of them this time - what a star!
Cheers!
Kirsten