New roof?

[actiongirl5]

We live in a 1992 bungalow with a roof that can be only be described as problematic, they were the show homes for estate and I feel like they were thrown up in comparison to the rest of the homes. The roof is made up of a double pantile concrete tile and the roof has started to take some water around a vented pipe which is not major at all and the other is an area where water has degraded the felt beneath, their are issues with the lead and the soffits often pour with water in this section and some tiles that are under the hips need realigning due to sloppy DIY maintainence. The undercloaking on the verges have gone and is broken up, several of the hip ridge tiles have dropped and are in disrepair on all four of the hips and the GRP valleys need renewing with all the mortar along the valleys having pulled away from the tile. The roof felt is in good order and so are the timbers but the roof tiles have started to loose sand into the gutters and usually have to scoop this out each year albeit the tiles do not seem to be porous according to a roofer.

We had a quote to repair and replace only what was required for £7000 and new roof was between £15000-£17000.

Is this worth the repair of is it better to cut out losses and invest in a new roof?

 

[noseall]

We live in a 1992 bungalow with a roof that can be only be described as problematic, they were the show homes for estate and I feel like they were thrown up in comparison to the rest of the homes. The roof is made up of a double pantile concrete tile and the roof has started to take some water around a vented pipe which is not major at all and the other is an area where water has degraded the felt beneath, their are issues with the lead and the soffits often pour with water in this section and some tiles that are under the hips need realigning due to sloppy DIY maintainence. The undercloaking on the verges have gone and is broken up, several of the hip ridge tiles have dropped and are in disrepair on all four of the hips and the GRP valleys need renewing with all the mortar along the valleys having pulled away from the tile. The roof felt is in good order and so are the timbers but the roof tiles have started to loose sand into the gutters and usually have to scoop this out each year albeit the tiles do not seem to be porous according to a roofer.

We had a quote to repair and replace only what was required for £7000 and new roof was between £15000-£17000.

Is this worth the repair of is it better to cut out losses and invest in a new roof?

Can you post some piccies of the roof elevations please?

 

[^woody^]

It's invariably much less to repair than replace. The tiles will have another 40 years life.

You should get several quotes, and may like to consider getting a proper assessment done by a suitable person and one that will not benefit from the work they may recommend.

 

[actiongirl5]

 

[actiongirl5]

It's invariably much less to repair than replace. The tiles will have another 40 years life.

You should get several quotes, and may like to consider getting a proper assessment done by a suitable person and one that will not benefit from the work they may recommend.

We have had three quotes and one said it needed a new roof, the second company said they could repair but then you would be 50% of the cost of a new roof and the third one said it’s all fine don’t worry about put a bit of expanding foam in it. We also had a guy who is a roofer that lives around the corner said he could repair it but in a few months something else could then fail and you could enter a false enterprise with things failing bit by bit.

 

[actiongirl5]

It's invariably much less to repair than replace. The tiles will have another 40 years life.

You should get several quotes, and may like to consider getting a proper assessment done by a suitable person and one that will not benefit from the work they may recommend.

When you say suitable person who would that be of not a roofer?

 

[Si_]

I had a repair done on the ridge tiles, valleys and chimney of a similarly decrepit roof. The chimney repair failed immediately so they came back and removed the chimney completely. Then the valleys failed, ironically because the tiles are in such a state that previously the water that they allowed in was exiting through the holes in the mortar and back into the valley. Once the valleys were re-mortared the water had nowhere to go and started leaking into the loft. So the upshot is, after 20 hours on the roof and in the loft fixing the leaks (my hands are so ragged I can barely type this), I've had to schedule a new roof anyway (with a different company), and hence that £3k repair was wasted.

 

[noseall]

View attachment 410107

They look suspiciously like Marley 'Bold Roll' (discontinued) but they may be another brand.

The tiles look like they are in good nick as does the roof overall. I think I'd try and repair, though some repairs are more invasive than others.

 

[stevie888]

There's nothing I can see in that pcicture shouting replace me: no sagging, no broken tiles , no eroded tiles, no tiles sitting wrong,

I'd try repair but £7k does sound a lot.

 

[^woody^]

When you say suitable person who would that be of not a roofer?

More of an independent person who will report only and won't be touting for work. A building surveyor normally, or an independent roofing surveyor.

Ideally, you would get a report telling you what's wrong and a specification telling you what needs to be done to fix it. You then give the specification to roofing firms to give you quotes. This means that firms quote on what you tell them you want, not on what they would like to do, and you get three comparable quotes on exactly the same thing the only difference will be the price - not random and confusing do this or that.

It will cost a few hundred pounds, but you will save that in not wasting money on unnecessary work.

FYI, roofs last a long time with very little ongoing or frequent/recuring work. There may be the occasional issue which might need attention, but these tend to be easy and minor fixes. It's not a case of fixing one thing and something else then crops up, or regular work every few years. Yes, those things need to be fixed properly and that is the difficult thing - finding competent roofers.