How much should a new roof cost?

I've got water coming through the bedroom ceiling, right by the light fitting

Have been into the loft and it would appear that the roof is leaking in at least two places that I can see. It's quite old in that it's been in place since the house was built in the fifties. It's a bit of a pain to see where the water's coming in because the roof itself is insulated/boarded with some hardboard stuff with holes in.

Think it may be time for a new roof but don't want to be ripped off. I plan to get quotes from MyHammer and Trusted Traders but does anybody know what it should cost roughly for a new roof for a medium sized semi?

Also, I've isolated the upstairs lights at the fuse box - will that suffice for now or should I turn all the upstairs electrics off?

Thanks in advance

 

Really sorry to hear about your problems.
I've used this website to get an initial idea of costs for projects: http://www.buildingsheriff.com/roof-slates-tiles.html
Then I get quotes from local people.

 

Oh gracious @merleworld what a blinking nuisance, I'd get a few quotes & speak to each builder/roofer also ask them for some names/numbers of previous clients at least that way you can gage them. As for the electrics, if you have an old fuse box then I'd switch off all of upstairs if you have a new one then I'd probably just switch off your bedroom & you should be ok. Perhaps your electrician would kindly pop in to check it for you? I'm just wondering if your house insurance might cover the electric side of things & indeed the roof if it can be repaired?? Good luck & I hope you can get it resolved quickly.

 

@merleworld Could these high winds just have dislodged some of the tiles?

Re: the electrics, phone your Electric Co, tell them it's an emergency!!

 

I doubt youll be needing a new roof.
It may well be a slipped/cracked/broken tile. Maybe a dislodged ridge tile,or damaged mortar around a soil pipe vent or chimney. Blocked guttering ?
Ive had a troublesome leak for months but have put a bucket in the loft to catch it till its fixed (bad mortar joint)

Just discovered ive a starling nest in the soffit boards aswell . They can stay till they fledge then its time to find the hole they are getting into.

So I wouldnt worry too much about it. I bet it turns out to be a small fix,just make sure you get a proper roofer and if they say its a new roof job get 3 different opinions before signing up for the big job.Goodluck

 

I had the roof replaced on my previous bungalow - £11k. The felt under the tiles was old and deteriorating, letting water in. As building standards move forward, the old tiles were not up to the current specification for the slope of the roof. So old roof removed, new batons, new 'modern' roof felt (which looks like a reinforced plastic) and new tiles meeting current standards.

This was for a 3 bedroom bungalow (so large roof area) and included extension to rear and porch.

For a medium sized semi would say around £4 - 5k - guess based on roof area.

Would also check out the boarding as the roof void needs ventilation - I was told off once for installing loft insulation in between the wooden roof beams.

 

Thanks for all the advice

I've been up in the loft and can see the water coming through in at least two places. One I knew about as it's been ongoing for over a year and I've had a couple of people to look at it and make repairs but the problem hasn't been resolved. It's a minor problem though which was in part caused by old guttering (since replaced). The new (and main) leak may have been caused by loosened roof tiles as we've had really high winds recently. I am going to pop out and have a look and if I can see any loose/broken tiles. If I get someone out who says that it's been caused by high winds then I'll be onto my insurance company for them to sort.

@Beckie76 The fuse box is 11 years old (house was completely rewired in 2004).

 

So sorry to hear of your plight Mereworld and hope that you get it sorted soon and at a reasonable cost

 

Fingers crossed either you can fix it or like you said someone will say it's caused by the high winds & you can claim on your insurance.

 

that is a very wide open question, "how much should a new roof cost" IT depends on the size my dear. It probably depends on the type also. There is also removal cost of the old shingles that need a proper trash place. $6,000 to $8,000 is a going rate over here.

 

If you think you may be claiming on insurance take care not to do anything without their go-ahead. Nothing to stop you getting quotes and estimates but they may stipulate what gets done and who does it. Good luck

 

I have been a Roofing contractor for well over 30 years now. These days I play a management role.
If you care to post up some pictures I will advise accordingly. I will be able to identify the type of tile you have, I will likely be able to identify the age of your property from the type style and variant of the tile.
From this it is possible to work out which underlay (If any) you have and whether or not the tiles are fit for saving and re use.
It will also demonstrate the shape of the roof. If it has valleys or hips. How many chimneys (If any) How many abutments which have to lead flashed. And so on.

From this I can give you an estimate within reason..

Though of course we would not be able to do any of the works for you.

Pictures will tell us a lot !

 

Mmmm. I carry out many insurance surveys on damaged roofs.

Firstly the insured has to point out when the damage was done. This will be checked against weather data on that day. There are few exceptions !

We have a check sheet which we have to fill in.
The first thing we have to declare is the overall state of not only the roof but the entire property. From this the insurance company will deduce whether the property has had sufficient maintenance over the years.
If a property has been well maintained and is spik and span then that's a good start.

If it has paint peeling and looks a dogs dinner well that's a bad start.

Specifically we then look closely at the roof.
What is its condition.
How old is it.
Has it been maintained and have any remedial works been carried out recently or ever at all ?

Storm damage for which you are insured is all well and good but if a roof has not had what we determine right and proper maintenance over its life then you cover will be reduced or even withdrawn.

Look at it a little like a car warranty. You have to maintain the car to keep the warranty. Its not quite so cut and dried as that but it may give you an indication of what Im rambling on about. You could not after all have a car for ten years and never service it and expect it to be fine ?

Trust me we know storm damage from wear and tear..

Dont be frightened by my ramblings though. We have an absolute duty to remain impartial and will always do so.

An insurance company Cannot dictate who or which company does any work. That is up to the insured so if the insured has a trusted contractor they can choose to use them. Figures will and should be be agreed before any work commences unless you have water coming in and the roof is deemed to require emergency covering in.

Hope this helps.

Charlie.