My apologies I have just realised that your tiles are different to ours so I edited my original post ( we have Staffordshire blue so they lie differently)
However if there are a lot of issues the rule is a new roof is better than repairs. In roofing it’s the scaffolding that puts up the cost and you don’t want to keep putting up scaffolding for repairs of repairs.
A new roof should come with a 20 year guarantee and should last circa 50 years
that is why i asked… there are a few tiles laid differently
A_A
I didn’t realise the scaffolding was so expensive. Do you have a rough idea how much a new roof for a 2 bedroom house in London might cost?
I looked on
and it says a new roof can cost on average £5500.
So is the third quote (C -£4900) actually for a full re-roofing then?
Also I forgot to add that quote A for £2300 had a 1 Year Guarantee while quote B for £2850 had a 10 Year Guarantee.
We are in Staffordshire so I could not say
Scaffolding is horrifically expensive
The other issue with scaffolding are if permits are required ( if it’s on the public highway) put up the cost too
Workmen usually know workmen so I always ask our chaps who they know
In your 3rd quote they say" Put aside for reuse " I guess they mean on your roof. Take no notice of a guarantee unless for a new roof. They must NOT do the job without scaffold and NOT THROW stuff off a roof into a skip .It is illegal
Traders still pay to join the Council’s Approved Traders List. I don’t know how much in comparison to other sites.
I did not know they paid. . The building inspectors who inspected my jobs as a builder were great guys, I learnt a lot from them. I even did work for some of them. But they were not allowed to tell a customer who was a good /bad builder Shame .
I’ve just been helping a friend sort out his roof after he allowed Travellers onto it! Like everyone else said, be very very careful of Checkatrade. You can get some decent traders through there but also some bad ones. What I found useful was checking companies through Companies House Get information about a company - GOV.UK. If they have only been trading for a short while and don’t have a record of submitting accounts each year I would avoid them. Similarly, you can check that a company is VAT registered.
We have just had 3 quotes for a terraced house in Coventry and they came in around £5500, inc. VAT, but all specifications were slightly different and I had to get a neighbour to translate them! It’s a minefield.
You’ll have to submit a Building Notice to your local authority before the works start, and it is possible that you’ll need to boost your roof installation too, which may be why one of your quotes mentions Rockwool. Good luck - it’s not going to be easy. Drive round the area, and knock on the doors of those who appear to have new roofs. As for the contact details of people who can give references from contractors also.
Travellers onto his roof ,… WOW WOW Is he a vunerable person ? Look at the way they leave land they trespass on
My builder and checkatrade are full of travellers. Only when they come out to quote you can hear their accent ( although they try hard to disguise their accent)
Checking the company history is a really good idea
any accent of person like that who I may employ is a red flag to me. Not a chance of a job off me. Sad but thats life
Heather
Thanks for that info - like much of the advice here I would never have thought of it by myself.
Looking at the photo’s I would seriously consider a completely new roof (all new tiles not reworked) the other thing you may want to consider is having the chimney removed and replacing with a metal flue, chimneys cause water ingress, if its a shared chimney you will have to talk to the neighbours,
I have some excellent roofers but unfortunately I am north side of Manchester.
I would not use multi trade advertising companies they can be a complete disaster, instead take as long as it takes to ask around and find a first class independent roofer if you are not familiar with the building trade find a friend who is and ask for there help.
Tony
Thanks for the info about the chimney removal. You recommended a completely new roof so even Quote C is not enough in your opinion as it reuses tiles? Do you have a rough idea of how much a new roof might cost for a typical 2 bedroom terraced house in South London?
message me, i have the person you need for this to give u advice from a professional point of view. they are a godsend
Sorry but I have no idea of London price’s.