Asbestos Roof - This topic again?!

ViciousClone

ViciousClone

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Hi!
I thought I'd get the forums insight as well

I understand the health risks regarding Asbestos gutters and roofs*

My wife and I are currently scouting the market for a place, to call home, and get out of the renting market.

Sadly, in George, a sheeit load of houses still have asbestos roofs. While I understand that we can raise this with the seller and counter a bit on the OTP, I thought i'd get a feel for what the real world cost would be to replace it through a professional asbestos remover.

Some of you might have done it recently, maybe in the Garden Route, while I can't give the exact roof sqm, the houses we're trying to buy have a floor sqm roughly between 180-220sqm.

I called around, asking local installers what to expect. The first lad came back with the following -
"just remove asbestos roof they charge between R150-R500-00 per m2" <-- I'm guessing there's quite a difference due to things like removal complexity etc. Which can impact the cost.

"Then to replace the roof can be between R400-00 and R1000-00 per m2 supply and fit" <--- This probably entails the type of roof you want, steel, tile etc.

How accurate are these figures they've provided? Anyone who could weigh in, i'd appreciate it.

Things to consider, the condition of the roof, if asbestos, we're aware of that. As well, I'd like to install solar panels one day, sooner rather than later. Asbestos encapsulation has been offered as a service, but I'm not sure this changes much for a solar installer.

Just from what I've gathered, R60-80k for removal, and R100-120k for a supply and fit, this is a ballpark of course. R200k easily just replace** I might be wrong, hence, i'm hoping someone here recently removed their roof and has more insight that I could go on.
 
ViciousClone said:
I understand the health risks regarding Asbestos gutters and roofs*
Click to expand...

Am I understanding correctly that you want to replace the roof only because you want to install solar?

I think you're making an unnecessary leap there. Leave the roof in place and let the solar installers make a plan. Unless it raises the solar installation cost by R 100-200k, it won't be worth it.
 
Tomtomtom said:
Am I understanding correctly that you want to replace the roof only because you want to install solar?

I think you're making an unnecessary leap there. Leave the roof in place and let the solar installers make a plan. Unless it raises the solar installation cost by R 100-200k, it won't be worth it.
Click to expand...
If that's possible, then great, i'll be sure to advise them and see if the can make it work

Short answer, yes, a lot of installers say they don't work on this roof. So I was afraid that for me to get solar, that I'd have to replace the roof. If that's not the case and it's only a fear tactic, then i'd leave the roof, install solar and have the roof painted/encapsulated

Found a company that charges R180 p/sqm for asbestos encapsulation. Might just be my way to go then, instead of replacing the whole damn roof
 
I'll never advise to buy a house with a asbetos roof. Not because of the health risks, but the potential cost axe over your neck.
You never know when gauvament will take up the asbestos playbook again to aid their tenderpreneurs.

My employer got charged R47k ex VAT for +-60m2 back in 2024 for a old abandoned farm dwelling roof removal.
 
ViciousClone said:
Hi!
I thought I'd get the forums insight as well

I understand the health risks regarding Asbestos gutters and roofs*

My wife and I are currently scouting the market for a place, to call home, and get out of the renting market.

Sadly, in George, a sheeit load of houses still have asbestos roofs. While I understand that we can raise this with the seller and counter a bit on the OTP, I thought i'd get a feel for what the real world cost would be to replace it through a professional asbestos remover.

Some of you might have done it recently, maybe in the Garden Route, while I can't give the exact roof sqm, the houses we're trying to buy have a floor sqm roughly between 180-220sqm.

I called around, asking local installers what to expect. The first lad came back with the following -
"just remove asbestos roof they charge between R150-R500-00 per m2" <-- I'm guessing there's quite a difference due to things like removal complexity etc. Which can impact the cost.

"Then to replace the roof can be between R400-00 and R1000-00 per m2 supply and fit" <--- This probably entails the type of roof you want, steel, tile etc.

How accurate are these figures they've provided? Anyone who could weigh in, i'd appreciate it.

Things to consider, the condition of the roof, if asbestos, we're aware of that. As well, I'd like to install solar panels one day, sooner rather than later. Asbestos encapsulation has been offered as a service, but I'm not sure this changes much for a solar installer.

Just from what I've gathered, R60-80k for removal, and R100-120k for a supply and fit, this is a ballpark of course. R200k easily just replace** I might be wrong, hence, i'm hoping someone here recently removed their roof and has more insight that I could go on.
Click to expand...
Did October last year to my property we bought in 1997. Roof had issues in I wanted to install solar. Encapsulation was not an option. 220 square meter. Wouldn't recommend buying a house with an asbestos roof. Done by Paramount Roofing.

Screenshot_20260425_062819_Adobe Acrobat.jpgScreenshot_20260425_062228_Adobe Acrobat.jpg
 
rph72 said:
Did October last year to my property we bought in 1997. Roof had issues in I wanted to install solar. Encapsulation was not an option. 220 square meter. Wouldn't recommend buying a house with an asbestos roof. Done by Paramount Roofing.

View attachment 1903381View attachment 1903382
Click to expand...
Eina!
So just reviewing the invoice - it seems the local peeps were not far off (regarding pricing)
 
Re Corrosion - Asbestos vs New Roof, whatever material you end up using.

We have a holiday home next to the sea that has an asbestos roof. The house was built in the mid 80s by contractors who did good work and installed things properly. We've only removed the asbestos gutters last year because they needed maintenance, the joins were leaking so instead of trying to fix the leaks which may not have worked due to them being so brittle. A cracked or broken gutter while attempting to fix would make the whole job futile as there are no replacements available. So we installed seamless aluminium gutters instead. I had to dispose of those gutters at the local dump into a special bin, first weighing them and then having to pay at the Council Office before even putting one gutter in that bin.

You don't mention what material you would use to replace the asbestos with?
Zincalume is great, but still only rust resistant, so next to the sea it would rust sooner than expected.

My point, I won't be changing our asbestos roof at our seaside holiday home. It's in perfectly good condition; plus, whoever installed it used galvanised nails similar to the quality they'd use on a wooden fishing boat. As I mentioned, the roof was installed properly, so why fiddle in my case.

At our primary residence (not next to the sea) we've used Zincalume with Colourbond and am very happy. 10 years on, only the colour has faded a bit.

I'm aware of the local regulation preventing you from installing solar on asbestos roofing.
We're considering building an entertainment area in the courtyard which we may even install solar on there first. We'd get the approval for those solar panels and later put a few panels on the asbestos. Who'd know. Nobody checks anything anyway.
 
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Tomtomtom said:
Am I understanding correctly that you want to replace the roof only because you want to install solar?

I think you're making an unnecessary leap there. Leave the roof in place and let the solar installers make a plan. Unless it raises the solar installation cost by R 100-200k, it won't be worth it.
Click to expand...
Many installers won't. It's as if touching asbestos will kill you.
 
Harbinger of Death said:
Many installers won't. It's as if touching asbestos will kill you.
Click to expand...

Seems that way. I'm surprised, since when has health and safety been a thing here?

I still would be very reluctant to replace a roof in otherwise good condition just to create a place to put panels. There must be a carport, garage, patio, or ground mounting option...?

Or can solar tiles make sense if you're starting from a blank slate? https://marleyroofing.co.za/product/marley-solteq-pv-solar-tile/
 
Tomtomtom said:
Seems that way. I'm surprised, since when has health and safety been a thing here?

I still would be very reluctant to replace a roof in otherwise good condition just to create a place to put panels. There must be a carport, garage, patio, or ground mounting option...?

Or can solar tiles make sense if you're starting from a blank slate? https://marleyroofing.co.za/product/marley-solteq-pv-solar-tile/
Click to expand...
Went for a jog today
And of course I’m looking at the houses in the area
So many of them have asbestos, good condition and painted (probably encapsulated again)
Quite a good few of them have solar panels mounted.

So back to the point, make it the installers problem. Clearly there is a way, maybe it’s a certain local company, no idea. But yea, just something i picked up on today
 
ViciousClone said:
Went for a jog today
And of course I’m looking at the houses in the area
So many of them have asbestos, good condition and painted (probably encapsulated again)
Quite a good few of them have solar panels mounted.

So back to the point, make it the installers problem. Clearly there is a way, maybe it’s a certain local company, no idea. But yea, just something i picked up on today
Click to expand...
Yeah, and some people act as if you're sitting under a nuclear bomb. Even to remove and transport asbestos is a crazy process. I believe it's mostly driven by money.
 
I have an asbestos roof, I have solar panels and a solar geyser. When i was getting quotes for solar panels no installer complained about the asbestos roof.

The only time I was denied service was when my solar geyser burst and the insurance company said they won't work on asbestos and paid me the money instead, but that too worked in my favour because I got it replaced in half the price they paid me .
 
joker08 said:
I have an asbestos roof, I have solar panels and a solar geyser. When i was getting quotes for solar panels no installer complained about the asbestos roof.

The only time I was denied service was when my solar geyser burst and the insurance company said they won't work on asbestos and paid me the money instead, but that too worked in my favour because I got it replaced in half the price they paid me .
Click to expand...
Called my insurance advisor

He stated they have simply no issues with insuring and supporting an asbestos roof

Granted, it’s in a good condition, but pointing out that this applies to any roof, tile etc.

Thatch roof, now that’s where he advised to be careful and that they’re tricky on the insurance side of things

But mentioned that his own house still has an asbestos roof, and he’s had no issues.
 
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