Slate roof - repair or replace

[davehurry]

Hello all,

Any slate experts here?

I have an end of terrace victorian house from around 1850. I really don't know how old the roof slates are, one or two folks have suggested that it is the original roof.

At the moment there are no leaks that I am aware of. There are a few small light gaps visibile from within the loft and the ridge tiles are definitely in need to some attention but fairly sturdy at the mo. There are a small number of tiles that have slipped but I've recently managed to reposition them from the inside. Most of the battens look pretty good but some could do with inspecting/attention.

There are a couple of pics from about 2 years ago when a ridge tile was replaced. These may give an indication of the condition., unfortunately I only have pics from the rear section but the rest is very similar.

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• davehurry
• 5 Sep 2011
• 1

Untitled

• davehurry
• 5 Sep 2011
• 1

Untitled

• davehurry
• 5 Sep 2011
• 1

What I'd like to know is does this look like it just needs some maintenance - replace ridge tiles, replace or add a few extra slates and inspect and fix any battens that need it OR does it look like it's time is up?

I've had a couple of quotes for roof replacement but I have yet to speak to a real slate expert/enthusiast - or somebody whose opinion I trust. I've done my reasearch on slate but I'm no roofer! When a potential buyer had a survey done they noted that 'the roof is nearing the end of its useful life...' Now that may be true but surveyors also like to cover their backs. The sale fell through but not because of the roof report!

If anyone can recommend a slate specialist in nr Cambridge/Herts that would be most useful.

Thanks

 

[RedHerring2]

It's not the slates, usually, that determine the end of life for a roof. It's normally the nails that have corroded, which allows the slates to slip or fall.
Broken/missing ridge tiles just need replacing, but again there may be a time when they all need re-bedding on mortar.

So once slates start to slip or fall it's worth checking to see if the roof is suffering from "nail fatigue". If so, a strip and relay with new battens and felt might be required. You can re-use the slates and ridge tiles.

 

[davehurry]

Thanks for the reply.

I agree that there are signs of nail fatigue, just not sure how bad it is and I'd rather fix the damaged area than strip the whole thing if it is economical. I have only noticed a handful of slipped slates.

I suppose it depends on the roofer and how much equipment they require to get the job done. If they want full scaffolding to do some maintenance which may need to be done again in a couple of years is it economical to do it that way or just redo the whole thing?

It's a 2 bed cottage and the quotes I've had for a full roof replacement are in the region of £4-5k. That's with full new spanish slate...I'm not sure but I think it currently has welsh slate tiles.
Another quotation included reuse of existing slates on the rear and new on the front/side.

BTW what are the benefits of adding felt to a slate tiled roof that may be good for 100 yearsor more?

 

[RedHerring2]

Answers here: //www.diynot.com/forums/roofing-guttering/new-roof-membrane.288947/

 

[davehurry]

Oh I see now

 

[BethesdaSlate]

The roof looks fine! no obvious signs of nail fatigue from these pics anyway, you've had the ridges fixed? cool - nothing else to worry about here.

 

[davehurry]

Thanks for the reply BethesdaSlate

I've had that one cracked ridge replaced. The rest look like they could do with refitting and the end ridge now needs replacing. Like I said only a v small no of slipped tiles. It's difficult to get roofers to say "you don't need a new roof" which is why it's good to get a few unbiased opinions.