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Costs for new roof

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  • 21-09-2017 5:41pm
    #1
    andrievski
    Registered Users Posts: 6 ✭


    Hello all together,
    my name is Andreas. I'm from Germany. So sorry for my english.
    My wife and myself own a small house in Kerry. It's a two storey terraced house with a base area of approx. 20 sqm with a ground floor extension to the rear of another 20 sqm. The house was built at the end of the 19th century with rubblestone wall of 550mm thickness. It has a double pitch roof with natural slates (probably still the original one). The roof has to be re-slated and probably the roof framework has to be replaced as well. The size of the roof is about 4,50m x 4,00m each site, all together something between 35-40 sqm. What do you think how much money we have to spend for re-roofing (felt, battens and slates) and how much would it be to replace the framework as well? Only the front wall is accessible for scaffolding. The specifications of the existing roof are:
    - roof dimensions: per side approx. 4,50m x 4,00m (together 35-40 sqm) 
    - rafters: quantity 24 dimensions approx. 100 x 75mm 
    - collar beams: quantity 12 dimensions approx. 100 x 75mm 
    - battens: quantity approx. 30 dimensions approx. 50 x 25mm 
    - wall plates: quantity 2 dimensions 4,50m x ? 
    - ridge beam: quantity 1 dimensions 4,50m x ? 
    - natural slades: quantity approx. 600 dimensions 600 x 300 or 500 x 300mm 
    - ridge capping: quantity approx. 10 dimensions approx. 450mm 
    - roof felt: no
    I hope I've used the right terms.
    Thanks a million in advance for every reply.  


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    #2
    andrievski
    Registered Users Posts: 6 ✭andrievski


    Hello all together,
    my name is Andreas. I'm writing from Germany. So please don't mind my english.
    My wife and myself own a small house in Kerry. It's a two storey terraced house with a base area of approx. 20 sqm with a ground floor extension to the rear of another 20 sqm. The house was built at the end of the 19th century with rubblestone wall of 550mm thickness. It has a double pitch roof with natural slates (probably still the original one). The roof has to be re-slated and probably the roof framework has to be replaced as well. The size of the roof is about 4,50m x 4,00m each site, all together something between 35-40 sqm. What do you think how much money we have to spend for re-roofing (felt, battens and slates) and how much would it be to replace the framework as well? Only the front wall is accessible for scaffolding. The specifications of the existing roof are:
    - roof dimensions: per side approx. 4,50m x 4,00m (together 35-40 sqm) 
    - rafters: quantity 24 dimensions approx. 100 x 75mm 
    - collar beams: quantity 12 dimensions approx. 100 x 75mm 
    - battens: quantity approx. 30 dimensions approx. 50 x 25mm 
    - wall plates: quantity 2 dimensions 4,50m x ? 
    - ridge beam: quantity 1 dimensions 4,50m x ? 
    - natural slades: quantity approx. 600 dimensions 600 x 300 or 500 x 300mm 
    - ridge capping: quantity approx. 10 dimensions approx. 450mm 
    - roof felt: no
    I hope I've used the right terms.
    Thanks a million in advance for your replies.


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    #3
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,140 Mod ✭✭✭✭BryanF


    Hi get 3 quotes

    Somewhere between 10 & 20k


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    #4
    andrievski
    Registered Users Posts: 6 ✭andrievski


    Hi Bryan,
    thanks for your reply. Actually I asked for several quotes but as yet I only received one.
    That is about 12k (with reuse of existing rafters). So I can't compare it at this stage. But I'd like to know if that is a reasonable price or not. So any more statements would be appreciated.
    Thanks a million.


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    #5
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,140 Mod ✭✭✭✭BryanF


    Breathable felt is essential, given that its an existing terrace, be very careful that insulation is kept ~50mm down from top of rafters below breathable felt.

    Existing roofs are a pain, you've existing chimneys/lead work, nothing is square, plus scaffolding alone could be 3/5k

    I think 12k is probably reasonable.

    But ensure you engage contractor in writing, stating he is responsible for all aspects of H&S, compliance with building regs etc.

    https://www.nsai.ie/S-R-54-2014-Code-of-Practice.aspx


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    #6
    andrievski
    Registered Users Posts: 6 ✭andrievski


    Thanks very much.
    But just to be safe: 12k without insulation and interior cladding.


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    #7
    kieran.
    Registered Users Posts: 1,174 ✭✭✭kieran.


    I'd be looking for a few additions to his quote for 12k
      400mm of Mineral wool to the flat ceilings area (€450)
      proprietary rafter roll for ventilation at the eaves junction(€50)
      over fascia ventilators (€50)
      breathable felt (€200)

    The above assumes a standard cold roof scenario

    If you cant get them to add the above free of charge you should consider paying the additional cost for it.


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    #8
    andrievski
    Registered Users Posts: 6 ✭andrievski


    Hi Kieran,

    thanks for your input. A breathable felt is included.
    It is a kind of a cold roof, 'cause a section of the pitch is "in" the bedroom upstairs.
    What kind of insulation would you recommend for that part. The rafter size doesn't give that much space for ventilation and insulation. Are the ventilation systems you mentioned used in addition to the 50mm gap between felt and insulation?
    Thanks!


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