should i pre-empt further problems with this roof?

[Dace]

I suppose there are a number of factors when it comes to deciding whether or not to completely re-tile. Can you afford it, how long do you intend to stay in the property, what are the repair costs vs re-tile, how old is the roof.

I have a BTL and last year I reluctantly (from a £££ point of view) decided to get it re-tiled. The roof was original (built in the early 60s) so there was no shame to it. Plus I will be holding on to that property for at least another decade so figured it was a reasonable investment to make. Although there 'are' still some original roofs on that estate, they are becoming less and less as each year goes by.

At some point you just need to bite the bullet.

Thanks, I am holding onto the property short of a disaster. Can I just confirm one last time what I read is correct from earlier. Making sure that the new felt is laid and replacing the old slates properly to cover the gutter, will cost enough for it to mean that we may as well get a new roof right?

 

[Dace]

Also are the tiles ok on this roof at the front?
Thanks.

 

[Dace]

****, dont tell me its a similar problem with the front. I cant afford to do the front too before renting it out!

 

[diy_fun_uk]

Thanks, I am holding onto the property short of a disaster. Can I just confirm one last time what I read is correct from earlier. Making sure that the new felt is laid and replacing the old slates properly to cover the gutter, will cost enough for it to mean that we may as well get a new roof right?

You could ask 3 x roofers to provide you with 2 quotes. A quote to repair and a quote to replace. Then make a decision from there. The only thing with this approach is if roofers sniff the chance of a larger job, they might overprice the repair quote or say 'it's not repairable' even if it is. One way to mitigate this (if you have enough reputable roofers to play with!) is to ask 2-3 roofers to quote to repair and 2-3 (different) roofers to quote to replace.

I asked 3 x roofers to quote for repair and replace. 1 of them duly provided 2 quotes however said 'ideally it needs replaced.' The other 2 didn't supply repair costs and said 'it's failing at too many areas now' so they only provided replace costs.

I bit the bullet and went for replacement. They were concrete tiles laid in the 60s. At a certain point with roofs you simply start chasing one repair after another, becomes a waste of £££. My point there (based on your pics) is yes, some tiles might still be intact, however it's about how the roof as a whole is performing.

 

[Dace]

You could ask 3 x roofers to provide you with 2 quotes. A quote to repair and a quote to replace. Then make a decision from there. The only thing with this approach is if roofers sniff the chance of a larger job, they might overprice the repair quote or say 'it's not repairable' even if it is. One way to mitigate this (if you have enough reputable roofers to play with!) is to ask 2-3 roofers to quote to repair and 2-3 (different) roofers to quote to replace.

I asked 3 x roofers to quote for repair and replace. 1 of them duly provided 2 quotes however said 'ideally it needs replaced.' The other 2 didn't supply repair costs and said 'it's failing at too many areas now' so they only provided replace costs.

I bit the bullet and went for replacement. They were concrete tiles laid in the 60s. At a certain point with roofs you simply start chasing one repair after another, becomes a waste of £££. My point there (based on your pics) is yes, some tiles might still be intact, however it's about how the roof as a whole is performing.

Thanks thats great advice, I really appreaciate it. I have the renderers already booked though and am short on time. and tbh the guy that posted at the start of the thread seems to be a well respected roofer (I checked their posts) and has no vested interests, so I think I will go with the guy that quoted a decent price to repair the worst part of the roof and ask for a full replacement quote.

 

[datarebal]

To be honest the asbestos roof is us. I don't believe it's a repair job at all.
Looking at the chimneys work , you should also look elsewhere for your tradesperson .
I'm sure it won't be to long before your tenants start grizzling .

 

[Dace]

What about asbestos? I'm not using the same guy thank goodness. Havnt had tenants in there yet, house was empty for 18 months waiitng on rendering. Took that long for the quotes to go back down to almost pre-covd, they were all 4 to 5 times as high...

 

[diy_fun_uk]

What about asbestos? I'm not using the same guy thank goodness. Havnt had tenants in there yet, house was empty for 18 months waiitng on rendering. Took that long for the quotes to go back down to almost pre-covd, they were all 4 to 5 times as high...

How long do you intend to retain the property? As I previously stated, if 10+ years and assuming you have the funds, I'd recommend you get a full re-tile and forget chasing repairs. Although it's a significant investment, at least you're getting your monies worth out of said investment. Then, even if you're off-loading the property 10, 15, 20 years from now, in roofing terms the roof is still relatively new.

 

[Dace]

Im 100% going to replace it now, id have to get scaffolding otherwise for each repair.

 

[Dace]

I cant quote on mobile even with desktop site requested

 

[Dace]

Im 100% going to replace it now, id have to get scaffolding otherwise for each repair.

I have scaffolding going up there anyway for rendering I forgot to add and I have the funds, also theres still a single glazed deteriorated badly window there which I should replace while scaffolds up to.

 

[Dace]

What about asbestos? I'm not using the same guy thank goodness. Havnt had tenants in there yet, house was empty for 18 months waiitng on rendering. Took that long for the quotes to go back down to almost pre-covd, they were all 4 to 5 times as high...

To be honest the asbestos roof is us. I don't believe it's a repair job at all.
Looking at the chimneys work , you should also look elsewhere for your tradesperson .
I'm sure it won't be to long before your tenants start grizzling .

asbestos roof is what sorry? American ? What did the roofer do wrong that repaired the chimney? Thanks.