Cost to replace a roof

J

Jase

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Howdy forumites,

I plan to do some building on and renovations and need to replace the entire roof of the house. Basically I have a flat roof with internal gutters and whenever we get a major storm the internal gutters cannot handle the flow of water and the gutters overflow. As the gutters are internal the overflow just runs down our walls. The other problem with the flat roof is that we have no ceiling space at all (okay around 10cm or so). The pitched roof will allow me to get some insulation which would make the seasons a lot more bearable.

Is there any one in the building industry or who has replaced a roof, who would know of a ballpark figure /m2 it would cost?

This would have to include trusses, tiles (wife wants zinc) etc.

The house is more or less 'L' shaped with a slight step up in level at the back (about 20% of the house).

Area: Pretoria East.

Thanks,
Jase
 
I would also like to know the costs involved. Our roof is pitched but it's too low and would like for it to be raised. I hate that I can't store anything up there and any cabling is a nightmare. Because its low the ceilings are also pitched and just don't like the look.
 
We just had major changes to our roof done - addition of about 200sqm of pitched tiles with the ridge being raised (also to get rid of sections of flat roof with internal gutters - same problem as the OP).
Cost about R180k all in - including respraying the entire roof (maybe 400sqm), painting of walls affected by construction, raising of some walls by 1.5m to accommodate the new roofline (I think it was around 10k bricks), plastering, some electrical work, moving a solar geyser and pool solar panels.

602758_10151216082690981_1600156259_n.jpg
 
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Between 130K and 190K More if you choose an expensive tile. These quotes allow for concrete tiles in the Cape.

That was to make an A frame roof with reinforced trusses for a later Loft Conversion with skimmed Gables. Original roof was flat with rotted trusses.
 
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Hosehead said:
Between 130K and 190K More if you choose an expensive tile. These quotes allow for concrete tiles in the Cape.
Click to expand...

That sounds about right.
We also have a flat roof and in Winter we have more water in the house that outside
Never, Ever, Ever again will we buy a house with a flat roof.

There is apparently a new system that you can use, imported from the States, it basically slots together.

Either way it will cost big bucks!!!
 
Good to know some of the costs...

I am looking at doing work on my roof (basically re-aligning some of the peaks and removing a gable end to cater for a garage and new extension)...
 
Sinbad said:
We just had major changes to our roof done - addition of about 200sqm of pitched tiles with the ridge being raised (also to get rid of sections of flat roof with internal gutters - same problem as the OP).
Cost about R180k all in - including respraying the entire roof (maybe 400sqm), painting of walls affected by construction, raising of some walls by 1.5m to accommodate the new roofline (I think it was around 10k bricks), plastering, some electrical work, moving a solar geyser and pool solar panels.

View attachment 40646
Click to expand...

Nice, so they build the new roof over the existing roof first? When do they remove the existing roof?
 
AlphaBravo said:
Nice, so they build the new roof over the existing roof first? When do they remove the existing roof?
Click to expand...
They extended the trusses on the back side of the house upwards, put new trusses down the front, then transferred the tiles from "old" to "new" section... So the old was removed as the new was built in sections. The old trusses and brandering are still there...


734060_10151216337945981_863598304_n.jpg

Back view... makes sense?
 
Jase said:
Sinbad, how long to do the entire roof?
Click to expand...
Construction phase took just over 2 weeks. Finishing off, waterproof tests, fixing leaks etc another 2 weeks
 
Good, will add that to the planning then. The wifey is excited at the project, I am sad at the expenditure ....
 
Is changing to a pitched roof REALLY worth it? Unless you're putting a loft in there to be able to use the space it seems like a real waste of cash. You could add insulation when a new flat roof is installed. While the roof is off pump in some eco-insulation - www.eco-insulation.co.za . The insulation guys work next to, just ahead ahead of the roofing guys.

I had a new roof installed late last year. We had big fibre-cement (2mx1m each) tiles and we replaced with sheets of Colourbond - fancy zinc - (www.youngman.co.za) - that we had cut to size (approx 1.5m wide x 6 m long). It means less seams so more waterproof and you can choose the color thats embdded in the metal so never need to paint. The whole job took 4 days and cost about R40k for about 150m2 roof.
 
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