Cost of replacing a roof

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Reezwana

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Hi there. I'm looking around for a ballpark figure for replacing a roof (so that we don't get scammed) and general advice on below.

Long story: We bought a house a year ago and have experienced some roof leaks and several latent defects which were not disclosed to us. We reached out to the transferring attorneys and they said that the onus is upon us as the buyers to prove that the sellers knew about these latent defects when accepting the offer to purchase. Anyway, we obviously couldn't. So we in for several repairs.

Upon the leaking roof incident, we logged an insurance claim. Insurance declined the claim stating that there is construction defect wrt the roof. Our roof has a 13 degree pitch, but building regulations state that it needs to be at least 17 or 18 degrees. This house is 50 years old and in hindsight we should have hired an inspector before we went through with the purchase.

Anyways, universal roofing came out, and said that it will cost at least R500 to R800k just to replace the wood and install IBR chromedek sheeting (they said we don't need to raise the pitch or install a brand new roof). Our roof is a straight simple pitched and tiled roof, with 2 skylights and a chimney. We will be getting other quotes, but what is the 2020 cost of replacing an entire pitched, tiled roof, in rands per square meter? Our house is 220 sqm under roof, we are based in Gauteng. Thanks
 
Don't use universal roofs, there is my advice, they wanted to charge me R16k for 9m of gutters, so for them to just want to charge you 500 to 800k to just replace the tiles with IBR? That's freaking madness you could get the entire roof replaced for that price with a pitch correction as well.
 
I should also add that we've decided to repair the sags, replace the rotted broken wood, re-lay the tiles and waterproof with eco rubber (which is what the insurance assessor recommended) as a short term solution (5 years), and then use this time to save up for a new roof. So theoretically we just want to know how much we need to save up (or borrow) to fund a new roof eventually.
 
Reezwana said:
I should also add that we've decided to repair the sags, replace the rotted broken wood, re-lay the tiles and waterproof with eco rubber (which is what the insurance assessor recommended) as a short term solution (5 years), and then use this time to save up for a new roof. So theoretically we just want to know how much we need to save up (or borrow) to fund a new roof eventually.
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Problem is, in 5 years the price would be very different to now, you saved up 500k and than you'll need to pay a million in 5 years. If you're going to get the tiles taken off and relayed, get them to put underlay in as well.
 
Underlay and insulation are all intact and fine, but because of the low pitch the tiles moved and the wood rotted over the years. Hence trying to fix the wood, reset the tiles and do a liquid rubber coating which buys us time to come up with the money for a new roof altogether.

Will inflate 2020 prices by Cpi or 10% to try to figure out what this will cost us eventually.
 
I don't know what the square meterage of your roof is, but R500k-800k is excessive. For about R10 per double roman tile, you should be able to do the whole pitch increase for less than R300k for a house not more than 120 square metres.
 
Are the structural beams rotted or just the battens ? .
If just the battens a normal handyman can replace them and reset the tiles and the water proofing round the chimney .
 
NiTeD said:
I don't know what the square meterage of your roof is, but R500k-800k is excessive. For about R10 per double roman tile, you should be able to do the whole pitch increase for less than R300k for a house not more than 120 square metres.
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Remember this is just the replacing of the tiles with ibr. I'm not sure why people use universal roofs. I mean I could replace all my gutters for the price they wanted to fit one.
 
Lupus said:
Remember this is just the replacing of the tiles with ibr. I'm not sure why people use universal roofs. I mean I could replace all my gutters for the price they wanted to fit one.
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The OP states replacing wood as well, not just the tiles..
 
Reezwana said:
Hi there. I'm looking around for a ballpark figure for replacing a roof (so that we don't get scammed) and general advice on below.

Long story: We bought a house a year ago and have experienced some roof leaks and several latent defects which were not disclosed to us. We reached out to the transferring attorneys and they said that the onus is upon us as the buyers to prove that the sellers knew about these latent defects when accepting the offer to purchase. Anyway, we obviously couldn't. So we in for several repairs.

Upon the leaking roof incident, we logged an insurance claim. Insurance declined the claim stating that there is construction defect wrt the roof. Our roof has a 13 degree pitch, but building regulations state that it needs to be at least 17 or 18 degrees. This house is 50 years old and in hindsight we should have hired an inspector before we went through with the purchase.

Anyways, universal roofing came out, and said that it will cost at least R500 to R800k just to replace the wood and install IBR chromedek sheeting (they said we don't need to raise the pitch or install a brand new roof). Our roof is a straight simple pitched and tiled roof, with 2 skylights and a chimney. We will be getting other quotes, but what is the 2020 cost of replacing an entire pitched, tiled roof, in rands per square meter? Our house is 220 sqm under roof, we are based in Gauteng. Thanks
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If seller hid a defect, you can make a claim against the seller within three years from when you discover or could have known about the hidden defect but you also have to prove that the seller deliberately concealed the defect.

Surely if you picked up these defects within a year, its unlikely they were unaware?

If its leaking, surely a reasonable seller would know about the defects???
 
Seems rather excessive.

I'm putting in a new IBR roof 156m2 at the moment. Trusses are 50k, IBR is another 50k odd, and install about 30k (in CPT). Just paid for the trusses today in-fact.

I could have gone slightly cheaper on the trusses, but putting a lot of panels and some solar geyers on the roof, so overspeccing.

I don't see how it could be anywhere near 500-800k to replace.
 
lsheed_cn said:
Seems rather excessive.

I'm putting in a new IBR roof 156m2 at the moment. Trusses are 50k, IBR is another 50k odd, and install about 30k (in CPT). Just paid for the trusses today in-fact.

I could have gone slightly cheaper on the trusses, but putting a lot of panels and some solar geyers on the roof, so overspeccing.

I don't see how it could be anywhere near 500-800k to replace.
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Yes, I also got quoted R10 000 a square meter last year.

So op should manage to get it done in under R250 000
 
Yeah.. I'd politely tell universal roofing to go and gently fornicate with themsleves. They're taking the piss.

I had a 380sqm roof pulled off, new underlay and new battens done for just over r100k about 2 years ago.

To pull everything off and put on ibr should be doable for around 250k comfortably.
 
ToxicBunny said:
Yeah.. I'd politely tell universal roofing to go and gently fornicate with themsleves. They're taking the piss.

I had a 380sqm roof pulled off, new underlay and new battens done for just over r100k about 2 years ago.

To pull everything off and put on ibr should be doable for around 250k comfortably.
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Still don't know why people use them, their pricing is horrendous from what I've seen.
 
lsheed_cn said:
Seems rather excessive.

I'm putting in a new IBR roof 156m2 at the moment. Trusses are 50k, IBR is another 50k odd, and install about 30k (in CPT). Just paid for the trusses today in-fact.

I could have gone slightly cheaper on the trusses, but putting a lot of panels and some solar geyers on the roof, so overspeccing.

I don't see how it could be anywhere near 500-800k to replace.
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Crazy, imagine almost a million to replace a roof. I actually don't know what to say to that price. Robbery
 
FNfal said:
Are the structural beams rotted or just the battens ? .
If just the battens a normal handyman can replace them and reset the tiles and the water proofing round the chimney .
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It's just the battens (thin long pieces of wood) not the trusses. Yes we are currently replacing the rotten pieces of wood, resetting the tiles and then doing an eco rubber coat to waterproof, hopefully giving us some time to save up for a new roof.
 
NiTeD said:
I don't know what the square meterage of your roof is, but R500k-800k is excessive. For about R10 per double roman tile, you should be able to do the whole pitch increase for less than R300k for a house not more than 120 square metres.
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I also thought it was excessive hence trying to do more research on this. Our house surface area under roof is 220sqm which would make a pitched roof 280sqm or thereabouts... thank you for your input in the matter.
 
ToxicBunny said:
Yeah.. I'd politely tell universal roofing to go and gently fornicate with themsleves. They're taking the piss.

I had a 380sqm roof pulled off, new underlay and new battens done for just over r100k about 2 years ago.

To pull everything off and put on ibr should be doable for around 250k comfortably.
Click to expand...
That sounds more reasonable. Thank you
 
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