Repair or Install a New Roof

Hi All,

The roof on the old house (tenanted) causes a leak in the house. The leak cause was identified (the roof was a patchwork, plus no insulation... There are two options:

1. Repair the existing roof
2. Install a new roof (6 times the costs of a new roof)

Not planning to sell the house in foreseeable future. Problem with Option 2 - funds not available for such work at this stage.
Thanks for your thoughts and opinions/recommendations.

 

What type of roof?
How old?
Insulation plays no part in stopping water getting into the building.

You note that you don't have the funds for Option 2, that leaves Option 1 as the go to solution.

 

Try and ring up your insurance company and see if your covered--If it's just a patch up then just employ a lic roof plumber with insurance and install a new roof sheet over the patched section..
With option 2.how does that work out in dollars the 6 times x ,as most roof total replacements start at 12k plus unless its a quote from the Ïrish roofers who put signs up at stop signs and want 50% upfront and the last you see of them is driving up the road to the their front bar office of the local hotel..imho..

 

Thanks for your response.
The current roof comprises of old steel sheets. Proposed one will be made of steel as well.

 

This one is asking for 40% upfront. Insurance previously said it's not covered as it's 'design' problems..

 

If they want 40%,just tell them once the materials are on site and safely inside the footprint of the property then you will pay them 40%-then rest once the job is complete..imho..

 

To repair:

Reported cause:

On inside the roof space it was discovered that the roof sheets joining where the roof changes pitch was done incorrectly and is leaking backwards through the join and also rusted out under the joint.

Proposed solution:

New sheets will needs to be installed with a change of pitch flashing and change of roof flashing to be installed.

 

Depends on the extent of the issue which is causing the leak. If the issue can be isolated to a single spot or small area, then repair would seem most viable. If in general the whole roof is on the way out & this recent leaking is just the beginning, then you may need to replace the whole thing.
As you've mentioned though, insurance won't help & you don't have the funds for a replacement. So realistically your only option is to repair it anyway. Get some quotes from roofing specialists if you haven't already and act quickly. A leaking roof over time can do a lot of damage to other parts of the house.

 

Sounds like the internal flashing was never long enough where the roof joins into the next section and the water run into that section--this could be costly if they have to reset the pitch..Simple way is just reset the flashing into a internal 300mm plus so the water under high storm downpours cant run back into the building..imho..

 

Thanks @willair . So do you think the proposed fix by a roofing company is good enough (based on the provided info)?

 

Yes if you question the Plumber on the ex-tended internal flashing and it's above 300mm,depending on the roof pitch I would think say yes ,but get a second opinion and a second quote ..Water always run downhill ..imho..

 

except where capillary action & wind occurs and water will travel up hill.

 

This is general wear and tear. You could ring your insurer but I can not see why they would pay a cent.

 

Just make sure the repairs ensure a watertight roof. Get this in writing from the repairer.

If not, future insurance claims due to water damage from the faulty roof will be jeopardised because you failed to make sure the property was maintained in good condition.
Marg

 

If the roof is patched then the insurer will be under no obligation to pay. I would replace the roof if it was me, or consider selling the property if roof replacement is not in the budget.

 

Agree. It is a concern when someone owns an ”old” IP but does not have the funds to ensure correct and timely maintenance.
Marg

 

Thanks for your concerns and opinion. I did not ask for your judgement or assessment of what I do or do not have. I asked for an advice based on the information provided.

 

Thanks.

 

For a new roof, is the roofing insulation really required instead of just using roofing sisilation?

 

We don’t know what condition your roof is in. Only you (taking a plumber’s advice) know that - and only you can decide what the best decision is.

Some forum members say ‘just replace it’ - others say ‘just repair it’. But we haven’t seen a picture of the roof and most members aren’t roof plumbers so our opinions mean nothing!