Broken roof tiles,How much €€€€ to repair.

Raytown Rocks

Hi All

I have 2 roof tiles that have broken. They are the first tiles above the gutter. The tiles are slate ( old enough house ), 1 has slipped down into the gutter exposing the beam inside the other is still in pace, but has a crack in it.

I was wondering what sort of price I could expect to pay for this to be repaired, I know its not a great explanation of the problem but I hope it gives you an idea.

I presume rooferpete may be the best to ask ( didnt want to just send a pm) without explaining the situation.

Any way anyone any rough ideas, what to expect to pay?

Cheers

Chef

GreeBo

Hmm I was going to say if they are the first ones above the gutter then its not a major problem, then you said there is exposed wood....
Is there no felt under the tiles?

zing

I had a similar problem last year - a couple of cracked tiles but one had slipped down revealing a hole. Grabbed golden pages, rang a local roofer who came out replaced the cracked tiles, double checked rest of roof for cracked/broken tiles, replaced a few more that I hadn't spotted and left me half dozen or so tiles just in case I had any probs again.
Can't remember exactly how much he charged but iirc it was about 60 quid or so. And at that I got the impression that that was about the most he thought he'd be able to get away with charging me for it.

If you've a beam exposed though you might need to get some felt installed which would be a slightly bigger job - really depends on how much of the roof needs new felt.

Raytown Rocks

GreeBo wrote:

Hmm I was going to say if they are the first ones above the gutter then its not a major problem, then you said there is exposed wood....
Is there no felt under the tiles?

Hey Grebo

Its quite an old house 1920's, I can see a beam, but to be honest its right on the very edge, ( sorry guys quite hard to explain ) of the house beside the gutter. I f memory serves me there is a felt as I can remeber it from inside the attic.

The main problem is the tiles, was thinking of trying it myself but dont want to cause more trouble.

Thanks for the input

Chef

Raytown Rocks

zing wrote:

I had a similar problem last year - a couple of cracked tiles but one had slipped down revealing a hole. Grabbed golden pages, rang a local roofer who came out replaced the cracked tiles, double checked rest of roof for cracked/broken tiles, replaced a few more that I hadn't spotted and left me half dozen or so tiles just in case I had any probs again.
Can't remember exactly how much he charged but iirc it was about 60 quid or so. And at that I got the impression that that was about the most he thought he'd be able to get away with charging me for it.

If you've a beam exposed though you might need to get some felt installed which would be a slightly bigger job - really depends on how much of the roof needs new felt.

Hi Zing

I too rang a local roofer, he came and checked it earlier, I rang the company and they have quoted me €320 for 2 tiles to be replaced...sorry but I found this way to expensive TBH. I wouldnt like to say "rip off "becuse I wouldnt know the sort of going rates, but your guy for 60 quid sounded much more reasonable.

Thanks for the thougts though

Chef

GreeBo

chef wrote:

The main problem is the tiles, was thinking of trying it myself but dont want to cause more trouble.

Well the tiles are kinda the first line of defense against the elements, the felt is there to catch the water that gets blown in, or works its way in by osmosis/ capillary action and funnels it down into the gutter.
TBH you would be well off checking out the state of the felt, it its not reaching the gutter then any water anywhere on the roof that gets in is being funnelled into one spot, inside your attic/roof space :eek:

If you can get your hands on the replacement slate/felt then it shouldnt be too big a job, especially since the tiles are at the end...
I wouldnt pay €350 for it anyways.
€100 more like.

Raytown Rocks

GreeBo wrote:

Well the tiles are kinda the first line of defense against the elements, the felt is there to catch the water that gets blown in, or works its way in by osmosis/ capillary action and funnels it down into the gutter.
TBH you would be well off checking out the state of the felt, it its not reaching the gutter then any water anywhere on the roof that gets in is being funnelled into one spot, inside your attic/roof space :eek:

If you can get your hands on the replacement slate/felt then it shouldnt be too big a job, especially since the tiles are at the end...
I wouldnt pay €350 for it anyways.
€100 more like.

Yeah Greebo

I have another guy giving me a quote tomorrow, but I was thinking more along that price myself . I will have to have a closer look at the felt issue, didnt pay too much attention first time was more worried by the tile than anything else.
Anyways €320 is a bit too steep for my liking, will see how things go.
Thanks again
Chef

kadman

You bunch of cheapskates.

How much is the roof over your head, and the rest of your house worth. And how much is your house insurance worth.

Do you seriously think you are getting a professional, assessment, repair, and guarantee for 60-100e....WAKE UP AND SMELL THE POPCORN.

There is obviously a standard minimum rate for actually calling out , regardless of the scope of works. Insurance cover for the tradesmen, and you ....yes you and your property.

Minimum health and safety requirements. Yes the tradesmen are allowed to work in a safe environment.....well are n't they.

No doubt you will get some muppet for a few quid. If you want a proper job done, get a proper tradesman.

I would not open my toolbox for 100 e for that job. Yes I am expensive, but I know what I'm doing. You are actually getting a brain to go along with the tools with a pro.

I suppose Rooferpete is delighted that some people are willing to do jobs like this for a few quid. Because he probably gets requests for lots of work repairing unskilled repairs. Obviously people think its just a matter of throwing up a couple of new tiles. Regardless of any damage to the felt.
Repairing or replacing damaged felt is far more labour intensive than some people think.

If you want it done right, stay at home for a couple of weekends, and pay a pro.

kadman

lomb

zing wrote:

Can't remember exactly how much he charged but iirc it was about 60 quid or so. And at that I got the impression that that was about the most he thought he'd be able to get away with charging me for it.

you guys are funny people as kadman says.:D

kadman

Maybe Rooferpete will be so worried by these cut price roofing costs....he might be willing to offer " 1906 " prices on April 1 ST:D


How is he going to get a 30ft ladder on an old butcher's bike:D

kadman

rooferPete

Hi Kadman,

My grandfather used to have a handcart for his ladders and tools, mind you that was way back in the 1930's there is a photo somewhere of him with his signwritten cart, back then it was the full address telephones were for Doctors

Guys my 19 year old son is an apporentice electrician, he gets into his Honda Civic in the morning and his biggest responsibility for the day is driving home safe and he is earning over €60.00 per day.

My 24 year old is not only getting well paid the company he works for is paying his College fees for an Engineering Degree.

In all honesty why would I trouble the ignition in my van for €60.00 ? the numbers are an insult to any qualified tradesman, to a Contractor taking all the responsibilities and overhead that go with the title well...........

.

mad m

I'd let you dip my paint brush and if you were lucky I might let you paint a bit for €60.....:D

Get a quote, get job done properly, and give quote to insurance company.

positron

A few cracked tiles and a puncture in the felt - I had to ask around to get the right tile (€1 a tile, about 3km out of town, pleased with my own research) - and my gf's dad is a bit of handyman - so total cost - €12 and four hours of a Saturday afternoon.

Knowing the work was quoted around €800 to €1000 originally - priceless!!

zing

Maybe I was just lucky and happened to be on the guys route home and he did it as a quick nixer - I don't know. I just gave an account of my experience - no two jobs are going to be the same though but mine seemed very straight forward. I had maybe 5/6 tiles replaced between main roof and kitchen extension roof. He hadn't quoted in advance and tbh I had no idea how much it was going to cost and was more concerned with getting the roof repaired than how much it was going to cost. If he'd said 300 or 400 quid I'd have coughed up no problems - he didn't though.

oh and the more I think about it the more I think it was 70 quid I was charged but that's not exactly a significant difference and is probably just as big an insult to those in the trade here as 60 quid is.

Anyway I'm no complaints with the work that was done.

lomb

rooferPete wrote:

the numbers are an insult to any qualified tradesman, to a Contractor taking all the responsibilities and overhead that go with the title well...........

.

u think 60 euor is bad, i used to fill teeth on the nhs for 6.88 sterling, fit crowns, for 100 quid including lab bills, root canal teeth for 35 quid.
a total insult if ive ever seen one, but customers didnt think so, so i quit:D

Raytown Rocks

Hey All

@kadman
I am not argueing aginst your comments, all I was asking for was a competetive price. I said I thought €320 was quite expensive for 2 tiles to be replaced. You wont open your toolbox for less than €100, thats your perogative, I have no problems with that, the question is would you charge €320 to replace 2 tiles.

Zing said he got a job done for €60 quid, of course that would sound better to me, or anyone, its 5 times cheaper than my original qoute.

@Rooferpete
Again I agree with you in relation to overheads/insurance etc, I was only looking for a a fair quote for a job or if in your expert opinion €320 was abit too high for what the job entailed.

Anyway I have had a second quote from a roofing contractor for €120 euros, the guy was out this morning and had a look and agreed a price.He will do the job tomorrow, and I am happy with this price.

@positron
I have to say your idea sprung to mind, get the slate try it myself, but that did bring me back to kadmans case of it being my home and I want it safe and done well.

I wasnt trying to be a cheapskate as was quoted earlier,Yes it is my home and I want it safe,and it is insured,but I am also not going to get caught for a job being entirely overpriced ( in my opinion).

Thanks to all who have replied, and to all you tradesmen, sorry if the price I was looking to pay was to low, it was not meant as an offence to fully qualified tradesmen, whos opinions I truly respect.

Any

rooferPete

Hi positron,

What may surprise you is I never charge for the tiles or standard sized slates on a small repair, I charge for the transport, tools (some as old as 1860) Insurance,
but most of all my Skills and knowledge.

Built in along the way although seldom called on is the standard One Year Guarantee on repairs, if I can't guarantee the job I refuse to do it.

A bit like Lomb I have seen the writing on the wall and that is why I am moving over to a new business.

However I am not closing my roofing business more like putting it on hold and servicing existing customers properties and if needed I am still available to service any guarantee faults that may surface.

Having noticed the very poor standard of work being carried out these days and the total disregard to operative safety I expect that roofing will be back as my main source of income in the not too distant future.

Until then the majority of my roofing is as a consultant / trouble shooter for the Architects / Engineers who have signed off on roofs that have the leaks the unskilled can't find.

Some may think my approach is cocky or lazy, I say when the consumer starts to recognise quality over quantity and it can sometimes take paying three times for the same job to be done before calling on me or my equals that is when I will be a full time active roofing contractor.

The strange thing is that as a semi retired roofer I still have over six months work booked ahead to do when I am ready, they are the customers I want and cherish by keeping their buildings dry until I have the time to do there job properly.

There are different standards in all trades, mine happen to be on the high side and that is what people pay for, honestly I don't know who is worse the people who expect professional services for less than the minimum pay rate or the fools who are willing to engage in such practices.

Caveat Emptor

.

rooferPete

Hi chef,

Appears we were both posting at the same time, take the fool for all he's got, the bottom slates comprise of an eaves slate and then the roof starts.

Your roof is not 1920's because slating felt was not used back then, but I can tell you from the view I have from this keyboard that if your roof has felt higher up it was renewed at some point.

Also if there is a hole in that felt you more than likely have the real leak further up the roof, the same goes for both slate, or tiles.

Best of luck.

.

Raytown Rocks

rooferPete wrote:

Hi chef,

Appears we were both posting at the same time, take the fool for all he's got, the bottom slates comprise of an eaves slate and then the roof starts.

Your roof is not 1920's because slating felt was not used back then, but I can tell you from the view I have from this keyboard that if your roof has felt higher up it was renewed at some point.

Also if there is a hole in that felt you more than likely have the real leak further up the roof, the same goes for both slate, or tiles.

Best of luck.

.

Thanks for the reply rooferpete.
You are most likely right in relation to the roof slate not being original no problem there.
But I have a question, when you say take the fool for all he's got, I dont understand....I am paying for this job to be done. Just has me a bit baffled.

Cheers

Chef

lomb

everyone has to eat and live and men have to be paid. there are overheads to pay etc and these are not cheap.
speaking from personal experiance those who do cut price work and those who receive it are both the loosers.

Raytown Rocks

lomb wrote:

everyone has to eat and live and men have to be paid. there are overheads to pay etc and these are not cheap.
speaking from personal experiance those who do cut price work and those who receive it are both the loosers.

I also have to eat, and live, and I get paid for what I do( not as much as I like mind you), we all have overheads..expenses,mortages,bills etc, thats the exact reason I asked around.
so its OK for a guy to quote me over 300 quid for a job because he has to be paid,has overheads etc, but its not OK for me to look for a cheaper price. I am sorry but €320 is a large lump of my monthly wage, and that sort of outlay will affect MY overheads, what I buy, how much I spend on other things, its basic economics.

So I call company A, he quotes me €320, I think its a tad too high and I ask peoples opinions, and look for other quotes.
So I call company B, He quotes me €120, I think this is a good price, One phone call has saved me €200.

So in your opinion the fact that I tried to get a better quote, and other peoples opinions means both I and the contractor ( yes contractor, he has a roofing business, not some sham with roof tiles lying in his front garden doing a nixer) are both loosers.....
Sorry man but I think not.
Would you take the first quote for any job you require to be done or would you ask around,( as I have done here) because going by your rekoning everyone should just pay the first price they are quoted..

And one more thing I have no proof that he is doing CUT PRICE work ( all I have is a far cheaper quote for the same job).
I have 2 quotes from 2 roofing companys, and one is 200 quid cheaper.
Thats a very simple decision for me to make be honest.

Thanks

Chef

lomb

i have to confess i dont know alot about roofs, other than they keep buildings dry, but i know what goes on in my business.
average fees i got were 6 quid for an exam, 10 for a polish, 25 for periodontal treatment over 2 visits, 7 for for small fillings, 12 for medium sized ones, 17 for large ones, 12 for all white ones, and 3 quid for an xray, and 55pence a month to register someone and take the sh!t of the above fees.(all sterling)
the life of a filling in the uk is according to well founded studies 18 months, the life should be about 8 or 10 years. british teeth are laughed at world wide, the main reason is crap dentistry, and when i mean its crap it is. root canals half filled in the wet of saliva, the vast majority of crowns not fitting, using inferior materials, the list goes on...
basically it was dentistry in name only, but the patient didnt know or most probably care, this is repeated by 22000 dentists the length and breath of the uk.
i know exactly where u are coming from and u have to look after urself, thats for sure. but u have to understand if u are going to purchase someones services u need to accept why some people charge what they charge. u being the customer are right one way or another as its your money and your choice. but its more complex than it looks..

squire1

Lads, sorry for butting in on your thread here but I can totally understand where chef is coming from. For us non trades people, when a job like this comes up there is quiet often the perception out there that we are going to be ripped off.

From my experience, getting a price from a tradesman is like asking him "how long is a ball of string". He gives you an answer but because you have nothing to guage it against it is difficult to reconcile the figure you are given.

In the past, I have asked advice on this forum regarding quotes I have been given and after being told that the price is fair I have no problem paying for the service.

There are plenty of tradesmen/professionals using this forum but I am sure they will all agree that there are tradesmen out there (not too many in my experience, but still enough to be cautious) that will not flinch at the opportunity of ripping off the unsuspecting public.

All us poor plebs are concerned about is that we are not getting screwed.:(

Thank God for boards.;)

Raytown Rocks

squire1 wrote:

Lads, sorry for butting in on your thread here but I can totally understand where chef is coming from. For us non trades people, when a job like this comes up there is quiet often the perception out there that we are going to be ripped off.

From my experience, getting a price from a tradesman is like asking him "how long is a ball of string". He gives you an answer but because you have nothing to guage it against it is difficult to reconcile the figure you are given.

In the past, I have asked advice on this forum regarding quotes I have been given and after being told that the price is fair I have no problem paying for the service.

There are plenty of tradesmen/professionals using this forum but I am sure they will all agree that there are tradesmen out there (not too many in my experience, but still enough to be cautious) that will not flinch at the opportunity of ripping off the unsuspecting public.

All us poor plebs are concerned about is that we are not getting screwed.:(

Thank God for boards.;)

Hi Squire1
Very well put, I wish I had the same grasp of the english language as you have,:D they are my sentiments exactly.
Chef

lomb

the cost of service provided by a person can vary considerably , its not like a good. no one wants to get ripped off, everyone wants value. but by the time a pro considers transport, insurance, premises, trade membership,training courses, pride in a job done well etc i can easily see overheads being significant. if someone is willing to do without most of the above then i can see services being much cheaper but are u really getting value?

kadman

chef wrote:

Thanks for the reply rooferpete.
You are most likely right in relation to the roof slate not being original no problem there.
But I have a question, when you say take the fool for all he's got, I dont understand....I am paying for this job to be done. Just has me a bit baffled.

Cheers

Chef

He means take the cheap quote , before your guy changes his mind, and gives you a proper quote....:D

kadman:)

rooferPete

Hi chef,

Sorry for any offense that line may have caused to you and consumers in general, I have always shown respect to the fact that (most) consumer's work very hard and pay high tax's on the money they spend with me.

To call yourself a Contractor today is very easy, my opinion on that is it has never been in the consumers interest that there is no formal licencing system here similar to Florida (the one I am most familiar with).

I know many of the Contractors in the roofing business albeit by reputation if not in person, sadly many of the advertisors in the classified directory do not have a clue what a Construction Skills Certification Card is.

That is just one of four Government issued cards that I carry in my wallet, I also have very good knowledge about the past lives of many of the advertising "Contractors".

I am an unusual case in that I must allow a Government Department to carry out a background check for criminal offences every year to remain on a list of contractors who tender for particular work.

I honestly believe that every Contractor and their employees should be subjected to a similar test, there is no pain involved but the elderly in particular would be a lot safer if another card or test was mandatory before any individual or group is allowed to use the title contractor.

I could post names and details about individuals and companies in many areas of home improvements / repairs that would shock many people, I expect that knowledge is enough to keep me wondering why anyone should work for less than minimum wage.

.

Lottavii

It would be great if someone who knows what they are talking about could give us normal people a phrase or question that we ordinary people can use, to understand if we are hiring someone with a qualification or not - to make it easy for us to differentiate.

I mean, if I need work done on the house I'd go online, find a few websites and get quotes from them and maybe ask for references, but I would assume that the person providing me with a quote is qualified to do the work they promise and I would not know what to look for to see if they are not.

Lottavii

Lottavii wrote: »

It would be great if someone who knows what they are talking about could give us normal people a phrase or question that we ordinary people can use, to understand if we are hiring someone with a qualification or not - to make it easy for us to differentiate.

I mean, if I need work done on the house I'd go online, find a few websites and get quotes from them and maybe ask for references, but I would assume that the person providing me with a quote is qualified to do the work they promise and I would not know what to look for to see if they are not.

If they sound anything like some of the posters on this thread, just move onto the next name on the list, would be good advice.