Old Yorkshire Stone Roof - Options & Costs Information, help and tips on many areas of roofing including trusses, tiling, venting, insulation etc....

[Ridex]

Hi All,

We've recently bought a terraced house that has an old Yorkshire Stone Roof that is in need of serious work as it's in poor condition with approximately 25%-50% of the tiles needing replacing. We have looked at both options for repairs and for a re-roof and have had three quotes from local roofers which are summarised below:

Quote 1
Repair Option
Strip out damaged/dislodged slates and carry out extensive slating repairs. Renew leadwork and slating surrounding all stacks using code
4 lead rebed and point ridges and slate beneath as required
Remove existing guttering from front and rear & supply and fix
new UPVC fascia and black plastic guttering etc
Remove all debris on completion of works
TOTAL COST £1980.00 + Vat

Re-Roof Option
Erect scaffolding to front and rear for access and safety
Strip existing ridges and slates from main roof section along with old laths and leadwork
Felt and battern using roofshield and tanalised laths
Re-tile using new interlocking concrete roof tiles
Rebed and point matching ridge tiles using a suitable mortar mix
Remove all leadwork and guttering and renew etc
Remove debris on completion of works
TOTAL COST: £5900.00 + Vat

Quote 2
Re roof using concrete tiles, replace gutters front and back.
Total Cost: £5500 (No Vat)

Quote 3

Yorkshire Stone Tiles that are in good condition to be retained and turned . Those that are damaged to be replaced with new Yorkshire Stone tiles. Re-felt and batton and replace guttering front and back. Also repair lead work around two chimneys and remove a third chimney that has been capped off as it's no longer in use.
Total Cost: £5200 (No Vat)

So having had three quite different quotes its left me with the following questions which I'd appreciate advise on:

1. From a longevity and material quality perspective is it better to go with Yorkshire Stone tiles or replace with more modern concrete tiles?

2. Do the costs for all of the re-roof options seem reasonable and which would you go with?

3. Would you even consider the repair option?


Any opinions and advice would be much appreciated.

[stoneyboy]

Hi ridex
Questions
Are the terraced house(s) next to you also roofed with York stone?
Does/do the party wall(s) extend above roof level?
Are you in a conservation area?
Have you made enquiries as to whether your local building control will want to approve the work for a total re-roof?
Regards S

[Ridex]

Hi ridex
Questions
Are the terraced house(s) next to you also roofed with York stone?
Does/do the party wall(s) extend above roof level?
Are you in a conservation area?
Have you made enquiries as to whether your local building control will want to approve the work for a total re-roof?
Regards S

Hi,

Thanks for the reply. In reply to your questions yes all the houses on the terrace are York Stone and no the party wall doesn’t extend above roof level. We aren’t in a conservation area and I haven’t made any enquires with building control as didn’t think this would be necessary.

Thanks

[stoneyboy]

Hi ridex
Thanks for the reply.
If you go for replacing the York stones with interlocking slates not only will it look very different from your neighbours but there will be difficult roof joint(s) with adjoining properties.
There is a good chance that the existing battens will have deteriorated, if this is the case, the last option is probably the most economic longer term. If however the battens have already been replaced by previous owners then the repair option would be a viable one.
I think you will find that your local building control will insist on their involvement for a total re-roof.
Regards S

[Ridex]

Hi ridex
Thanks for the reply.
If you go for replacing the York stones with interlocking slates not only will it look very different from your neighbours but there will be difficult roof joint(s) with adjoining properties.
There is a good chance that the existing battens will have deteriorated, if this is the case, the last option is probably the most economic longer term. If however the battens have already been replaced by previous owners then the repair option would be a viable one.
I think you will find that your local building control will insist on their involvement for a total re-roof.
Regards S

Hi Stoneyboy,

I think we are going to go do option 3 and keep the York Stone tiles replacing those that need it and turning the rest. Given this will be in keeping with the existing roofing on the terrace do you think building control would want to be notified? Also what do you think of the costs we’ve been quoted for all three options?


Thanks

[stoneyboy]

Hi ridex
It is not possible to answer your question regarding costs from a remote perspective.
Since the re-roof quote 1 and the renovate option 3 are in the same ballpark there is an indication that the costs quoted are market prices.
You do need to get an agreement with the roofer about what happens if it is found a lot of extra work is needed e.g. extensive woodworm is in all rafters and replacement is the only option.
If you involve building control you may incur an inspection charge of £570 this will certainly be worthwhile if structural work is necessary.
Regards S