Anyone had a pitched roof structure rebuilt?

[Frank_57]

1900 end of terrace slate roof.
I’ve got quite a lot of movement in my unequal pitch roof structure and cracking in the centre of one wall. Primary issue I believe is spread. Its the original cut roof. I am waiting on SE for advice re possible permanent bracing (or temporary). Given the condition of slate and gutters/fascias etc there is going to be a fair amount of work even if this is possible.

IF it requires a full or partial rebuild (I believe this is likely looking at the wallplates), who do I start with on this? An SE for replacement design? a general builder who does the wall repair and subs the carpentry and then subs the covering/fascias etc? Go direct to the roof carpenter as primary? Obviously there’d be Regs and probably party wall agreement etc.

Has anyone been through this process of substantial rebuild who can give any advice or rough idea on cost?

Ive only just started on this and obviously “new roof” relates to covering and the “replacing slate with heavy concrete tiles has caused deflection” assumption is not correct here as its original slate.

 

[noseall]

1900 end of terrace slate roof.
I’ve got quite a lot of movement in my unequal pitch roof structure and cracking in the centre of one wall. Primary issue I believe is spread. Its the original cut roof. I am waiting on SE for advice re possible permanent bracing (or temporary). Given the condition of slate and gutters/fascias etc there is going to be a fair amount of work even if this is possible.

IF it requires a full or partial rebuild (I believe this is likely looking at the wallplates), who do I start with on this? An SE for replacement design? a general builder who does the wall repair and subs the carpentry and then subs the covering/fascias etc? Go direct to the roof carpenter as primary? Obviously there’d be Regs and probably party wall agreement etc.

Has anyone been through this process of substantial rebuild who can give any advice or rough idea on cost?

Ive only just started on this and obviously “new roof” relates to covering and the “replacing slate with heavy concrete tiles has caused deflection” assumption is not correct here as its original slate.

Initially I'd consult with either a designer or an S.E. or both. They may suggest a cut roof, or look at what's happening structurally and suggest a (manufactured) truss roof may be more forgiving. They will also consider what effect your roof may have on your neighbour, structurally and fire safety wise.

Once armed with a drawing or SE's report, you can then consult your preferred trade. Most experienced seasoned builders can put together a truss roof. We do both (cut and truss roofs).

Scaffolding could be pricey as you will likely need a full canopy scaffold and wrap.

Plumbing and electrics (pipes and cabling) will need removing from the affected area.

Extractor vents (bath's, en-suite etc) might need factoring into the roof.

You may need fire stopping between you and the neighbour and should be specced by the designer.

The roof will be built to modern spec' i.e. breather membrane, OFV's, vented ridge.

Re-plastering will be Duplex plasterboards if it's a conventional design with full spec' (400mm) loft insulation between and across the ceiling joists. Celotex with air gap etc if it is a raked ceiling, with ply sheathing (truss roof diagonal bracing supplement).

Gutter fascia soffit etc - client's choice or as existing.

Costs? £30K...?

 

[Frank_57]

Initially I'd consult with either a designer or an S.E. or both. They may suggest a cut roof, or look at what's happening structurally and suggest a (manufactured) truss roof may be more forgiving. They will also consider what effect your roof may have on your neighbour, structurally and fire safety wise.

Once armed with a drawing or SE's report, you can then consult your preferred trade. Most experienced seasoned builders can put together a truss roof. We do both (cut and truss roofs).

Scaffolding could be pricey as you will likely need a full canopy scaffold and wrap.

Plumbing and electrics (pipes and cabling) will need removing from the affected area.

Extractor vents (bath's, en-suite etc) might need factoring into the roof.

You may need fire stopping between you and the neighbour and should be specced by the designer.

The roof will be built to modern spec' i.e. breather membrane, OFV's, vented ridge.

Re-plastering will be Duplex plasterboards if it's a conventional design with full spec' (400mm) loft insulation between and across the ceiling joists. Celotex with air gap etc if it is a raked ceiling, with ply sheathing (truss roof diagonal bracing supplement).

Gutter fascia soffit etc - client's choice or as existing.

Costs? £30K...?

Thanks for the detailed response, really helpful. When you reference plasterboard, is that because ceilings need to be replaced (ceiling joists) or account for damage during work, or to upgrade firebarrier to existing ceilings as part of new spec?

 

[noseall]

Thanks for the detailed response, really helpful. When you reference plasterboard, is that because ceilings need to be replaced (ceiling joists) or account for damage during work, or to upgrade firebarrier to existing ceilings as part of new spec?

How are you going to replace the wall plates whilst leaving the ceiling joists in place?

 

[Frank_57]

Thanks for your reply. The problematic area is to one side of the property where the wall plate is at a higher level than the ceiling joists (approximately 2 foot of brickwork). Although its true the other side, the ceiling joists are on the wall plate. I’m not sure the term for this type of roof? I was just trying to understand the possible implications of full/partial rebuild etc

 

[^woody^]

Normally you would just restrain the roof structure and then it's fine. Whether walls pushed out by spread need rebuilding is fact and degree, as if they won't get any worse and are OK as they are, they can stay.

Costs are dependent on how much rebuilding is needed. No guesses are worthwhile. Whoever is designing the remedial work, can price the work they are recommending.