Time for a new roof, or keep patching things up?

[McKendrigo]

Hi,


We are weighing up whether it is time to bite the bullet and replace our roof. Obviously it’s subjective, but I'm looking for any advice to help decide if we're at that tipping point where replacing the whole roof makes sense, or if patching things up is a better idea.

Here’s some background:

• Roof is original, about 57 years old with concrete tiles.
• We’re planning to stay here long term, so we don’t feel like we’d be throwing money at it just to move out in a few years.
• We’ve had a couple of leaks since we moved in 4 years ago, caused by degraded lead flashing and roof tiles coming loose in the wind.
• When the loose tiles were replaced, the roofer commented that the roof was missing the usual counter-battens which may have otherwise kept those loose tiles in place.
• He also commented that the GRP valleys were not installed properly, the tiles overlapping them were cut too short, though this hasn’t so far seemed to cause any problems.
• The same cowboys that didn’t do the GRP valleys properly didn’t do a good job installing new Velux windows – similar issue of tiles and flashing not overlapping properly. This has been patched up with a “temporary” fix for the last 2-3 years.
• There are a couple of loose tiles I can see on the roof, along with around 15 or so chipped tiles. It seems like there’s a fair amount of loose grit collecting in the gutters that is flaking off from the tiles.
• The sarking boards (sorry if that’s not the right term, the look a bit like plasterboard panels?) and membrane that sits under the tiles is noticeably degraded in several places, e.g. broken/dislodged boards, spots that don’t seem to have any membrane under the tiles.
• When dealing with one of the leaks I found a birds nest inside the loft space. Not a problem in itself, but makes me feel that the roof isn’t as sound as it should be.
• Guttering leaking and/or blocked in places (would replace that if getting new roof).
• There’s a very annoying whistling noise in the dormer window of our bedroom in high winds, either from the window trims, fascia or perhaps the loose roof tile that’s right above the window.
• Timber structure of the roof seems absolutely fine.

Sorry for the long post, but I was just wondering if given that laundry list of issues whether replacing the whole roof is more worthwhile than patching all these things up. Any comments are welcome!

 

[noseall]

Hi,


We are weighing up whether it is time to bite the bullet and replace our roof. Obviously it’s subjective, but I'm looking for any advice to help decide if we're at that tipping point where replacing the whole roof makes sense, or if patching things up is a better idea.

Here’s some background:

• Roof is original, about 57 years old with concrete tiles.
• We’re planning to stay here long term, so we don’t feel like we’d be throwing money at it just to move out in a few years.
• We’ve had a couple of leaks since we moved in 4 years ago, caused by degraded lead flashing and roof tiles coming loose in the wind.
• When the loose tiles were replaced, the roofer commented that the roof was missing the usual counter-battens which may have otherwise kept those loose tiles in place.
• He also commented that the GRP valleys were not installed properly, the tiles overlapping them were cut too short, though this hasn’t so far seemed to cause any problems.
• The same cowboys that didn’t do the GRP valleys properly didn’t do a good job installing new Velux windows – similar issue of tiles and flashing not overlapping properly. This has been patched up with a “temporary” fix for the last 2-3 years.
• There are a couple of loose tiles I can see on the roof, along with around 15 or so chipped tiles. It seems like there’s a fair amount of loose grit collecting in the gutters that is flaking off from the tiles.
• The sarking boards (sorry if that’s not the right term, the look a bit like plasterboard panels?) and membrane that sits under the tiles is noticeably degraded in several places, e.g. broken/dislodged boards, spots that don’t seem to have any membrane under the tiles.
• When dealing with one of the leaks I found a birds nest inside the loft space. Not a problem in itself, but makes me feel that the roof isn’t as sound as it should be.
• Guttering leaking and/or blocked in places (would replace that if getting new roof).
• There’s a very annoying whistling noise in the dormer window of our bedroom in high winds, either from the window trims, fascia or perhaps the loose roof tile that’s right above the window.
• Timber structure of the roof seems absolutely fine.

Sorry for the long post, but I was just wondering if given that laundry list of issues whether replacing the whole roof is more worthwhile than patching all these things up. Any comments are welcome!

Any piccies please?

 

[^woody^]

It all comes down to the difference between quotes for repair and for replace.

But 60-80 years is typical expected life of those tiles.

I don't know what the roofer was talking about regarding counter battens.

 

[McKendrigo]

Any piccies please?

Of course, I should have included them to start with!

Sure, here’s a photo from a drone survey done by some roofers. I’ve add a couple of yellow arrows to highlight two tiles that are loose on the dormer windows.

Here’s a better look at the loose tile shown by the left arrow

Here’s a couple of photos of broken internal boards, also missing membrane layers with tiles exposed internally. First photo is by the valley at the front of house (top of drone photo). Second is under a velux window at the back.

 

[noseall]

I don't know what the roofer was talking about regarding counter battens.

Perhaps its the old - north of the border solid sarking thing - they are very fond of in Scotlandshire.