Cost of replacing a roof

Reezwana said:
...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 ...
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This seems off, what was the law re this when the house was built?
Also, Are the plans approved as built currently?
 
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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I would double check what the regulations were when it was built.

I would also check the regulations for what style roof you have.
There are differing requirements for the different pitched roof styles.

eg For a Howe truss - it is 17 degree minimum for tile.

Sounds more like your insurance is trying to cheat you.
 
TheBadMadMan said:
This seems off, what was the law re this when the house was built?
Also, Are the plans approved as built currently?
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Not sure what the law was 50 years ago, but both the insurance assessor and the universal roofing assessor said that the building regulations re roof pitch came into effect long after this house was built. And that the 13 degree pitch of my roof is a construction defect as deemed by current regulations.
 
Cost of materials is less than R100 square meter.
 
rietrot said:
Cost of materials is less than R100 square meter.
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Wow ok I didn't know that. I read on another thread that its better to go to Chamberlain and get a quote on all the material costs, buy those and find a company who would just do the labour bit. So considering all options... thank you for your input
 
Reezwana said:
Wow ok I didn't know that. I read on another thread that its better to go to Chamberlain and get a quote on all the material costs, buy those and find a company who would just do the labour bit. So considering all options... thank you for your input
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Very rough estimate. From person experience of buying some wood and roof tiles a year or two ago.

It is quite a bit of work though to put it all together.
 
The IRB doesn't need as much of a slope. So just taking off the tiles and putting on IRB would be the cheapest, probably.

You could reuse tiles but so will just have to buy the extra that's needed, but it is unlikely to match colour if you don't have a painted roof. Increasing pitch probably needs a new set of trusses.
 
Reezwana said:
Not sure what the law was 50 years ago, but both the insurance assessor and the universal roofing assessor said that the building regulations re roof pitch came into effect long after this house was built. And that the 13 degree pitch of my roof is a construction defect as deemed by current regulations.
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Hold the fsck on, how exactly can something that was built according to the regulations when it was constructed now have a construction defect because it doesn't meet the new regulations?

That is a load of monumental HORSEshyte.
 
ToxicBunny said:
Hold the fsck on, how exactly can something that was built according to the regulations when it was constructed now have a construction defect because it doesn't meet the new regulations?

That is a load of monumental HORSEshyte.
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Most likely a corrugated metal roof and the previous owner upgraded it by just getting his backyard builer buddy to replace the roof sheets with tiles.
 
rietrot said:
Most likely a corrugated metal roof and the previous owner upgraded it by just getting his backyard builer buddy to replace the roof sheets with tiles.
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I very much doubt someone would do that...

Thats not a cheap "upgrade" at all, and honestly not one I've ever heard of someone doing.

Going the other way around, I've heard of many times though.
 
ToxicBunny said:
Hold the fsck on, how exactly can something that was built according to the regulations when it was constructed now have a construction defect because it doesn't meet the new regulations?

That is a load of monumental HORSEshyte.
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Eish i have no clue. I'm trying to piece together this puzzle. So from what I gather there were no building regulations 50 years ago (I could be wrong), when the regulations came into effect in 1977, the rules were set etc. And so now we have a 50 year house with a 13 degree pitched roof on a Howe Truss. The minimum pitch for such a truss is 17 degrees.
 
Reezwana said:
Eish i have no clue. I'm trying to piece together this puzzle. So from what I gather there were no building regulations 50 years ago (I could be wrong), when the regulations came into effect in 1977, the rules were set etc. And so now we have a 50 year house with a 13 degree pitched roof on a Howe Truss. The minimum pitch for such a truss is 17 degrees.
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There were building regulations 50 years ago. They would just have been different from whatever version of SANS 10400 was introduced then.

and are you sure your trusses are Howe Trusses?
 
Reezwana said:
Eish i have no clue. I'm trying to piece together this puzzle. So from what I gather there were no building regulations 50 years ago (I could be wrong), when the regulations came into effect in 1977, the rules were set etc. And so now we have a 50 year house with a 13 degree pitched roof on a Howe Truss. The minimum pitch for such a truss is 17 degrees.
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Don't let your insurer take you for a ride. Take control of the situation.
 
Lupus said:
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.
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Jeez! R16k for 9m of gutters? I replaced out asbestos gutters (that's how we bought the house over 8 years ago) with aluminium and it cost R8k for about 40m. People pull the ringer out of the consumer!
 
ZA_Chamber said:
Jeez! R16k for 9m of gutters? I replaced out asbestos gutters (that's how we bought the house over 8 years ago) with aluminium and it cost R8k for about 40m. People pull the ringer out of the consumer!
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Exactly why I told them to take a long walk as they were a rip off. Look their systems are quite flashy and I think that's what draws people in.
 
RedViking said:
Remember prices sky rocket this year. You can't compare prices to what it were a year or two ago, which were already insane.
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There is prices sky rocketing, and then there is taking the piss out of it.
 
Lupus said:
Exactly why I told them to take a long walk as they were a rip off. Look their systems are quite flashy and I think that's what draws people in.
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Ours are flush with the roof and rectangular, and this included removing the backing boards and putting them on too. Man, people are bloody greedy!
 
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