Replacing a house roof

[Twix]

Hi all,
I am looking to replace my house roof
I have a flat roof and want a pitched/tiled roof, so I'll need new roof trusses and all the other goodies that are needed.
The whole operation will require some bricking (erecting) of certain walls, but nothing too hectic. Size of the house is around 200m2...

I would preferably like to get one contractor for the whole job

Can anyone recommend a company in JHB that would be able to do all of it?

Appreciated!

 

[Pitbull]

Hi all,
I am looking to replace my house roof
I have a flat roof and want a pitched/tiled roof, so I'll need new roof trusses and all the other goodies that are needed.
The whole operation will require some bricking (erecting) of certain walls, but nothing too hectic. Size of the house is around 200m2...

I would preferably like to get one contractor for the whole job

Can anyone recommend a company in JHB that would be able to do all of it?

Appreciated!

Some advice:
Wait for the winter
You can call: Skilpad dakke.

They are amazing and replaced my dads slate roof a few years ago.
http://www.homeimprovement4u.co.za/directory/skilpad-dakke-14105.html

 

[ToxicBunny]

Hi all,
I am looking to replace my house roof
I have a flat roof and want a pitched/tiled roof, so I'll need new roof trusses and all the other goodies that are needed.
The whole operation will require some bricking (erecting) of certain walls, but nothing too hectic. Size of the house is around 200m2...

I would preferably like to get one contractor for the whole job

Can anyone recommend a company in JHB that would be able to do all of it?

Appreciated!

You are aware of how much this is going to cost you hey?

If you are doing this for purely aesthetic reasons, you may want to reconsider your choice because you will never see the money ever again...

As an example, I recently(ish) did my garage which is a 76sqm space, so it was around 100sqm of roofing. The Trusses came to R25k, the roof tiles (all second hand) were just over R15k, labour was probably R10k but was included in the price of building the garage.

You are going to incur huge demolition costs, as well as building costs.

For a 200sqm house you are probably looking at around 250sqm of roof, so easily R60k on trusses alone, then the labour and roofing tiles etc to go with it. If your quote comes back as anything less than R200k I'd be very very surprised.

 

[Twix]

Some advice:
Wait for the winter

100% just looking for quotes at this moment

You are aware of how much this is going to cost you hey?

If your quote comes back as anything less than R200k I'd be very very surprised.

Agreed…I am expecting it to be somewhere in that range
I would still most probably add it to the bond as it increases the property value

 

[heartbroken]

Rather sell and get a new house. This is going to cost a fortune and you will never see that again.

I would still most probably add it to the bond as it increases the property value

Best speak to an agent in your area, as I highly doubt this ^

 

[ToxicBunny]

100% just looking for quotes at this moment



Agreed…I am expecting it to be somewhere in that range
I would still most probably add it to the bond as it increases the property value

It won't add anything to the value of the property, or if it does it may be 10% of the amount of money you spend to change the roof.

You only do this type of work if the current roof is beyond repair, otherwise you are quite literally just spend money for no return.

 

[Pitbull]

It won't add anything to the value of the property, or if it does it may be 10% of the amount of money you spend to change the roof.

You only do this type of work if the current roof is beyond repair, otherwise you are quite literally just spend money for no return.

People don't by flat roof houses due to the leaks issues. It will surely make his house sellable if not improve the value.

 

[EMAM]

I also have a flat roof. Got a quote a few years back for R200 000. I'll live with the leaks!!!

 

[web]

When you say "flat roof" what do you mean? Flat as in concrete slab/flat sheeting?

 

[heartbroken]

100% just looking for quotes at this moment



Agreed…I am expecting it to be somewhere in that range
I would still most probably add it to the bond as it increases the property value

It won't add anything to the value of the property, or if it does it may be 10% of the amount of money you spend to change the roof.

You only do this type of work if the current roof is beyond repair, otherwise you are quite literally just spend money for no return.

I am with Mr Bunny on this.

 

[Pitbull]

When you say "flat roof" what do you mean? Flat as in concrete slab/flat sheeting?

Slightly angled corrugated roof. It's not pitched. Looks like a flat roof from a distance. Used to be a very fashionable way of building houses back in the day.

 

[Blue Shirt]

It won't add anything to the value of the property, or if it does it may be 10% of the amount of money you spend to change the roof.

You only do this type of work if the current roof is beyond repair, otherwise you are quite literally just spend money for no return.

I disagree. There is a noticeable difference in house prices when comparing flat roof versus pitched roofs in the same area. Flat roofs are not very popular because they leak forever and the house is characterless compared to a nice pitched roof. Any wiring work in a flat roof is a PITA because there is no space. I had a neighbour whose house has a flat roof, he could not give away his house whereas my house across the road with its pitched roof sold within 2 months a few years ago.

 

[T-Man]

Slightly angled corrugated roof. It's not pitched. Looks like a flat roof from a distance. Used to be a very fashionable way of building houses back in the day.

Consider replacing with Klip-Lok 406. No joints on the 'long' run.

 

[Twix]

When you say "flat roof" what do you mean? Flat as in concrete slab/flat sheeting?

Flat as in the legal terms...it has a 13% pitch, but it would be called a "pitched roof" only if the angle is more the 15 degrees.
Its the IBR steel roof
On top of that - I don't have attic...its the roof and then 15cm and then ceiling...very hot during summer and cold during winter

I got the house at a very good price (under 1.7mil) and the houses in the area of the same or even less size (both plot and the house sizes) go for 2mil and up, but have the normal roofs

 

[Pitbull]

Flat as in the legal terms...it has a 13% pitch, but it would be called a "pitched roof" only if the angle is more the 15 degrees.
Its the IBR steel roof
On top of that - I don't have attic...its the roof and then 15cm and then ceiling...very hot during summer and cold during winter

I got the house at a very good price (under 1.7mil) and the houses in the area of the same or even less size (both plot and the house sizes) go for 2mil and up, but have the normal roofs

Just do it man. But as said it might cost a penny. All the best

 

[ToxicBunny]

People don't by flat roof houses due to the leaks issues. It will surely make his house sellable if not improve the value.

Potentially yes... but not anywhere nearly to the value he will have to spend to replace the flat roof... like I said, maybe 10% of what he spends will be added to the value of the house..

 

[Whatzmyname]

I think the house value depends on the area you live in and the location. Not if the roof is pitched or flat. I have never heard of anyone being particular about a roof ever.
With a flat roof you can at least build a second story if you want too.

 

[Twix]

I was thinking about the second story a while ago...we'll see

So out of the whole topic, I only got one number :wtf:

Anyone else has some company they can recommend?

 

[Hemi300c]

If you have the money do it and gain at least 20% in price and desirability. And change it to a attic or 2nd floor and add another 20 to 30 percent if done properly.
I would never buy a flat roof house.

 

[Paul_S]

I'm also considering replacing the "flat" roof on my house with a tiled one but it will have to wait a couple more years.
It's an angled, corrugated roof with hardboard, polystyrene and those bituminous, fibre strips which are heat sealed together using a gas torch.
I spent two seasons patching and water proofing myself and now the leaks are "manageable".

Replacing a "flat" roof with a tiled one is not a waste of money IMO.
To redo the water proofing on my 240 m2 roof will cost in excess of R50,000 and it needs to be maintained every couple of years and replaced every 10 to 15 years. Total maintenance cost is therefore around R8000 per annum.
If I live in the house for another 40 years it will cost me R320,000 in today's money to maintain the roof.
If I retire in it I don't want to be forking out money every year to maintain the roof using pension money.

A "flat" roof does affect market prices and chases away potential buyers.

Also the price of R200,000 for a floor area of 200m2 sounds excessive.
Here is a price comparison from 2009 which works out to R380/m2 of floor area.
http://masequa.co.za/cma.html
I also had an assessor at my place and he estimated the cost to replace a 240m2 roof at around R100,000.
However if you want to use expensive Marley tiles then you're welcome to pay double the price.