a new roof is this expensive?

Golly I hope our repairs see us out 😅
Can’t believe what roofers charge.

We had our inner original roof stripped, lined with new batons, then original slates put back on, £4500. We're a semi, sister other side, had her roof done same time. She knew she had issues, she asked if we wanted ours done, we thought roof was lined...... Niece went up through hatch and gave us bad news.

Inner /original dates from 1900's, middle roof was lined, that was an early 1980's extension (own hatch), my roof, 1996 extension also lined (another hatch) yet the coldest room in the house but up to spec with all insulation! Even had the council out On a very very cold day, as he breathed, you could see his breath in my bedroom, "Oh" he said!

This was November 24

If they are reusing and matching your tiles that is good. Ask for itemised list of work. If they have actually been up there to look they will have details - replace felt, chimney flashing, sofits, vents, ridges.

Bungalow roofs may not need scaffolding, but some repairers prefer it and will then charge you the extra. But they are also much bigger that a house, of course.

I learned, living in Wales where a lot of the roofs are slate,:
a) slate tiles are extremely expensive - far cheaper to replace entirely and sell the slates
b)New tiles are much heavier and if you do not reinforce the beams, the roof is likely to sag under the extra weight

Sounds a like a lot.
We had twenty three tiles replaced, new wood Batons & insulation felt, mini scaffolding £500.
Twos ago we had 5 ridge tiles cemented in place that was £400, no scaffolding. I thought that was a lot.

4 bed house, 4 years ago. New tiles, scaffolding, insulation & all rubbish removed including the stuff I abandoned in the loft. £21,000.

infoman

Small bungalow two beds etc

14,000 pounds and use original tiles and replacing the broken ones

further question how long to do the job,depending on how many workers will actually be there for their full eight hours a day

We had a complete re-roof 15 years ago that cost £15,000. Three quotes all similar, this was the cheapest, also, a local respected family firm. They did a good job.

4 bed bungalow with 50 yr old concrete tile roof, very windy wet salty exposed coastal location. The original tiles had become so brittle that any repair work broke more tiles than it repaired.

Scottish roof construction, whole roof heavily close boarded (sarking) covered in felt, battens supporting tiles.

Sarking was still perfect; felt, battens and tiles all replaced with new. Double nailing on every tile. All new ridge tiles. Lead flashing replaced round chimney. All new gutters and downpipes. Clearance of all rubbish. Four men took a week. Immaculate job. despite one small problem ( while roof was stripped, heavy storm overnight led to ridge leak, minor internal damage repaired by builder at his expense.

Full Scaffolding even on a bungalow is a health and safety requirement. Cost included in quote.

I am amazed that you even contemplate such a major job reusing old tiles. I wouldn't. I no longer have our bill but I am pretty sure the cost of all new tiles, was NOT the major component of it. ( Their delivery to site was quite steep as involved LD truck from mainland on ferry to island)

I think that's probably enough. The OP hasn't even got back.

Kate22

Really good price, people think a bungalow should be cheaper than a house as it’s lower in height but the cost is the same if not slightly more as the area is usually bigger than a house. It should take about three weeks- we’ve just had ours replaced - a three bedroom bungalow in the East Midlands/ and paid almost thirty thousand

I think the original tiles are being re-used and broken ones replaced.

What I don't understand I why the original tiles are not left in place, perhaps cleaned, and just the broken ones replaced. In that case the cost might seem excessive.

Really good price, people think a bungalow should be cheaper than a house as it’s lower in height but the cost is the same if not slightly more as the area is usually bigger than a house. It should take about three weeks- we’ve just had ours replaced - a three bedroom bungalow in the East Midlands/ and paid almost thirty thousand

Always try to get 3 quotes. We dod eventually get the roof finished, but the roofers left early, and took longer than we had hoped, as some days they worked elsewhere. Roofers are notorious for clocking off early. The job looked good, but you need alot of patience, and tarpaulins.

Hells Bells that’s an extortionate price!

A friend recently had her 1950’s three bed semi roof replaced including new felt, tiles, guttering and the scaffolding all for 9k.
Took about 5 days in total.
Definitely get other quotes.

Just had a thought. Does your local council have a Trusted Trader Scheme? Ours does and they are all traders who have bedn vetted. It's usually my go to site. Never letme down yet...

Get more quotes at least 3! Too much money to make a mistake..

Chestnut

I've just searched Google AI and it tells you almost everything. Just click on this link and keep scrolling down: what to ask when getting a new roof

I would add this - ask them to go up there and take photos of your roof so you can see what needs doing. Then you can have photos again after they've finished to compare.
Note: we had cowboys who never took photos and later on had a really nice roofer who took photos and showed us everything.

Follow this advice to the letter..

It might be a good idea to check the machine has a delay function so that you can programme it to go on in the cheap time at night.

14k is far too expensive, do get more quotes. Roofers (not all!!) but the vast majority!

I agree, get at least three quotes and make sure they all know that you’re shopping around but don’t reveal the prices each have quoted.
Have a look around your local area for properties that have had new roofs, knock on some doors and ask for recommendations…….worst they can tell you is MYOB!

I have a 3 bed bungalow, mine cost £8k 2 yrs ago but all NEW tiles, they replaced some old wood rafters, removed a chimney, and took away all rubbish, I would get a few more quotes if I was you! especially when you consider how much the cost of materials for my roof must have been!

Ours was £15,000 inc scaffolding in London for a not very big roof.
Leaked exactly a year later and damaged the carpet in room below but he did come back to rectify swiftly foc and we also charged him for cleaning the carpet and a rug to put over the damage which he paid.

Two bed bungalow & flat roof on garage WITH scaffolding was £13K ish 7 years ago.

Always get three quotes from reputable tradesmen.

Here in north Wales a new roof on our two bed bungalow 2 years ago took two men four full days and cost £4500 with £800 extra for scaffolding which is necessary for safe efficient working.

There may have been an element of ‘mates rates’ as DH was a builder but not a cash job, all above board.

My house roof was 12,000, usng mostly the same tiles with some new replacement. My roof is a straight up ne side, down the other.

A neighbour with a sticking out bit at the front had to pay more for the extra complication.

I’m sure there are proper names for shapes of roof, but I just can’t think of them for the moment.

I do think where you live makes a difference because the workmen need to earn more in order to live in areas where housing,etc is more expensive

We had a roof done a couple of years ago and were unlucky to have a spell of truly awful weather so the work stretched out for longer than expected.
I'd say your quote sounds quite high, it's always worth getting additional estimates.

We had the roof at the back of our large four bedroomed house done in October last year.

New felt & battens and moss scraped from the tiles. £5k plus £500 for scaffolding.

Took 2 men 1 week

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