Roof (leak) repair questions

Rancid

Hope I'm posting this in the appropriate forum...

During the recent heavy rains I've had leaks in part of the roof.
It's a 4 bed house, is approx 45 years old and the roof is tiled.
I got an estimate for *repairing* the damaged area and it was around €1,400.
Reroofing that entire section (approx quarter of the whole roof area and separate from the rest of the roof) would be in the region of €2,800.

I intend to get a few more quotes before going ahead but in the meantime, despite not giving exact measurements, do these prices seem anyway reasonable?

Opinions would be much appreciated.

RKQ

This is difficult to answer without more details.

• Is the house detached?
• What is the approx are of roof to be retiled?
• Is there black sarking felt under the existing tiles?
• Will chimney or rooflights be re-flashed in this refurbished area?
• Who will suppy, erect & certify Scaffold?
• Where is your house? (M50 prices are usually higher than country areas)
• Will materials be supplied as part of the quotes you have received?
  

As with all construction works, get at least 3 written quotes from reputable tradesmen / Contractors.

Rancid

Terraced house but house fronts are not in line, each one half overlaps the next.
30' x 18' very very approx measurement.
Felt visible in the attic, greyish-black and brittle-looking.
No chimney or rooflights involved.
I assume the roofer company will supply scaffolding, didn't think to ask about that.
House is in Dublin, about 3 miles north of city centre.
Again, I assume the price includes all materials necessary.

As I said, I do intend to get a few more quotes before deciding.
Thanks!

RKQ wrote: »

This is difficult to answer without more details.

• Is the house detached?
• What is the approx are of roof to be retiled?
• Is there black sarking felt under the existing tiles?
• Will chimney or rooflights be re-flashed in this refurbished area?
• Who will suppy, erect & certify Scaffold?
• Where is your house? (M50 prices are usually higher than country areas)
• Will materials be supplied as part of the quotes you have received?
  

As with all construction works, get at least 3 written quotes from reputable tradesmen / Contractors.

hblock21

Rancid wrote: »

Hope I'm posting this in the appropriate forum...

During the recent heavy rains I've had leaks in part of the roof.
It's a 4 bed house, is approx 45 years old and the roof is tiled.
I got an estimate for *repairing* the damaged area and it was around €1,400.
Reroofing that entire section (approx quarter of the whole roof area and separate from the rest of the roof) would be in the region of €2,800.

I intend to get a few more quotes before going ahead but in the meantime, despite not giving exact measurements, do these prices seem anyway reasonable?

Opinions would be much appreciated.

Rancid,

You may be covered by insurance for this leak. Ring your insurance company and explain to them that the roof started leaking after the storm. They'll send out a loss adjuster to look at it.

If you are covered you then need to get a loss assessor to prepare a valuation for the loss adjuster. (Its always better to involve a loss assessor as their working for you, the loss adjuster is working for the insurance company)

I am a loss assessor myself but not based in Dublin. PM me for more information if you require it.

Rancid

hblock21 wrote: »

Rancid,

You may be covered by insurance for this leak. Ring your insurance company and explain to them that the roof started leaking after the storm. They'll send out a loss adjuster to look at it.

If you are covered you then need to get a loss assessor to prepare a valuation for the loss adjuster. (Its always better to involve a loss assessor as their working for you, the loss adjuster is working for the insurance company)

I am a loss assessor myself but not based in Dublin. PM me for more information if you require it.

Never even thought of that, tbh. I'll give them a call in the morning and find out. The insurance company would automatically send out an assessor, I don't have to request it, I think.
Thanks for the suggestion, I'll post updates tomorrow.

RO 06

You should get your own assessor who will deal with your insurance company.They will look after your claim and they get a percentage off the claim.Means it is hassle free.I used one when my kitchen ceiling was damaged by a bathroom leak.Was amazed by the amount that I got.Had enough left over for a holiday and pvc windows for the back of my house.That was two years ago when there was lots of money going around but insurance companies have tightened their belts.

hblock21

Rancid wrote: »

Never even thought of that, tbh. I'll give them a call in the morning and find out. The insurance company would automatically send out an assessor, I don't have to request it, I think.
Thanks for the suggestion, I'll post updates tomorrow.

Your insurance company doesn't automatically send out an assessor (They'd never do something stupid like that!). They'll send out an adjuster. Completely different animal.

The loss adjuster is working for the insurance company. A loss assessor is working for you.

This is a profession (loss assessor) people are not familiar with and its unfortunate as you the damaged party are losing out big time.

I'm based around the Tipperary / Kilkenny area, and I hear story's each week from people who got compensation from an insurance company that would be substantially less than they would be entitled to. If they had employed a loss assessor to take care of preparing a detailed valuation they would not have been left dry by the insurance company.

Rancid

RO 06 wrote: »

You should get your own assessor who will deal with your insurance company.They will look after your claim and they get a percentage off the claim.Means it is hassle free.I used one when my kitchen ceiling was damaged by a bathroom leak.Was amazed by the amount that I got.Had enough left over for a holiday and pvc windows for the back of my house.That was two years ago when there was lots of money going around but insurance companies have tightened their belts.

Point taken. It seems this is the way to go. Thanks!

Rancid

hblock21 wrote: »

Your insurance company doesn't automatically send out an assessor (They'd never do something stupid like that!). They'll send out an adjuster. Completely different animal.

The loss adjuster is working for the insurance company. A loss assessor is working for you.

This is a profession (loss assessor) people are not familiar with and its unfortunate as you the damaged party are losing out big time.

I'm based around the Tipperary / Kilkenny area, and I hear story's each week from people who got compensation from an insurance company that would be substantially less than they would be entitled to. If they had employed a loss assessor to take care of preparing a detailed valuation they would not have been left dry by the insurance company.

Aha. Ok, so the insurance company guy is an "adjuster", not an assessor. Good to know.
I'll definitely follow this up. Thanks again!

rolion

check this web site <SNIP>, they may help you:






Mod edit: Please read the forum charter. PM the details if necessary.

rolion

rolion wrote: »

check this web site <SNIP>, they may help you:
Mod edit: Please read the forum charter. PM the details if necessary.

yes,sorry,matter of seconds between us !
tks...

muffler

No problem

jimmmy

RO 06 wrote: »

You should get your own assessor who will deal with your insurance company.They will look after your claim and they get a percentage off the claim.Means it is hassle free.I used one when my kitchen ceiling was damaged by a bathroom leak.Was amazed by the amount that I got.Had enough left over for a holiday and pvc windows for the back of my house.That was two years ago when there was lots of money going around but insurance companies have tightened their belts.

That will be reflected on higher insurance premiums for the rest of us. It does not reflect well on the morals of the life assessor involved, or the insurance company for that matter.

RO 06

jimmmy wrote: »

That will be reflected on higher insurance premiums for the rest of us. It does not reflect well on the morals of the life assessor involved, or the insurance company for that matter.

Tradesmen were expensive then.

damone

Rancid wrote: »

Hope I'm posting this in the appropriate forum...

During the recent heavy rains I've had leaks in part of the roof.
It's a 4 bed house, is approx 45 years old and the roof is tiled.
I got an estimate for *repairing* the damaged area and it was around €1,400.
Reroofing that entire section (approx quarter of the whole roof area and separate from the rest of the roof) would be in the region of €2,800.

I intend to get a few more quotes before going ahead but in the meantime, despite not giving exact measurements, do these prices seem anyway reasonable?

Opinions would be much appreciated.

seems a bit steep for repairs but without pics or better info it would be very hard to tell !!!

jimmmy

RO 06 wrote: »

Tradesmen were expensive then.

Its got nothing to do with the cost of tradesmen. The poster wrote " my kitchen ceiling was damaged by a bathroom leak.Was amazed by the amount that I got.Had enough left over for a holiday and pvc windows for the back of my house." Who do you think really paid for his holiday and the pvc windows for the back of his house ?

RO 06

jimmmy wrote: »

Its got nothing to do with the cost of tradesmen. The poster wrote " my kitchen ceiling was damaged by a bathroom leak.Was amazed by the amount that I got.Had enough left over for a holiday and pvc windows for the back of my house." Who do you think really paid for his holiday and the pvc windows for the back of his house ?

I know who paid for them IT WAS ME with all the money i paid to the insurance company over the last 10 years

muffler

The topic is a leaking roof.

Stick to that please and no more off topic posts.

Pauley2

...so back to the leaking roofs then!

A relation's house (about 35 years old) has a section of the roof felt torn and sometimes when it rains it drips through. There's also what feels like rubble lying between the felt and the tiles above and I suspect this is from when builders added a chimney stack to the gable some years ago and had to modify the roof line.

It's not a large leak but it's dripped through the attic insulation (now damp) and gotten into the plasterboard ceiling below where mold has started to appear.

The felt is very brittle.

Is it possible to repair this from the underside? I have some roofing membrane - green on one side, white on the other, but the problem of course is to overlap it so that any water flows away safely - easy if working from the top but not the underside!

PS The tiles look intact and I don't see any missing

Any help appreciated!

RKQ

Pauley2 wrote: »

Is it possible to repair this from the underside?

No, I sorry but there isn't.
There are ways to patch a felt problem until the weather improves and the slates / tiles & felt can be taken off & relaid.

Excuseless

Similar problem to Pauley2 with a ~35 YO roof with problems starting to appear with the under tile roofing felt.
Becoming brittle at the overlaps and some parts are so thin that you can put your finger through them easily but only one area leaking a bit at the moment.

Has anyone any experience of the use of foam insulating sprayed on the roof underside as a means of roof / felt repair with the added bonus of improving roof insulation?

I see great sales blurb from UK companies about it but gather that there may be problems with the foam preventing the rafters breathing though someone has told me he believes there is a company (possibly from Kells area?) that have a breathable foam to stop the problems with rafters not breathing, wood rot, etc.

Anyone got this done/ opinions please?