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Cost to replace rotten roof beams? - photos

  • 10-02-2008 10:28pm
    #1
    [Deleted User]
    Posts: 0 ✭


    We are renovating an c.1940's cottage that's basically structurally sound but with a few damp problems. The main problem is there is a small hole in the join of the roof above the door, just under the gutter which has caused dampness to the base of the roof timber beams.
    Just wondering if anyone has a rough idea how big a job this would be to repair them/replace them. Have attached a couple of pics. Any advice on this would be very much appreciated.


Comments

  • #2
    muffler
    Registered Users, Registered Users 2 Posts: 46,550 ✭✭✭✭muffler


    Its not a major job but you have a valley and it appears there has been problems with your flashing. That section of the roof needs to be stripped back and thouragly examined. Rafter. joists, battens, lead etc will need replaced.

    Get a local builder/joiner to have a look. Unfortunately I wouldnt want to hazard a guess as to the costs as there is huge gulf in pricing from one part of the country to the other.


  • #3
    [Deleted User]
    Posts: 0 ✭ [Deleted User]


    Thanks for the reply Muffler, is much appreciated. House is in south Galway. The engineer already picked out the problems with the valley, so we knew there was a bit of work needed round the base of the roof but was more worried that the beams would be a massive job so that's good news. Will start phoning round roofers tomorrow.


  • #4
    Mellor
    Registered Users, Registered Users 2 Posts: 39,900 ✭✭✭✭Mellor


    The whole beam may not need to be replaced, but just a section of damaged beam. As muffler said, give a ring around and get prices.


  • #5
    Scallop
    Closed Accounts Posts: 21 ✭Scallop


    Wondering did you manage to get those beams repaired.

    I have come across a very similar issue in our roof and before ringing around everywhere maybe you I could get an idea of repair cost and the number of a good roofer.


    cheers


  • #6
    [Deleted User]
    Posts: 0 ✭ [Deleted User]


    Hi Scallop, as it turned out the roof beams weren't anywhere near as bad as first thought. Once we cleaned it all up, dried it out and treated the wood, the worst of the damage was actually to the soffit/fascia right at the base (caused by blocked gutter in the valley). We haven't had to replace any of the beams at all. It's actually still in progress and I'm still waiting on the joiner to finish the job so wouldn't recommend him! Only thing I can say is it may not be as bad as you think!


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