Roof Replacement Quoted at £30k – Is This Normal?

[MerkeelWave]

We own a three-storey Victorian terraced home in Bournemouth, Dorset. After storm Ciaran, damp patches began to appear on the ceilings and walls – the first time we’d seen any issues in the year we’ve lived here.

We collected a few quotes and chose a contractor who seemed reasonable for a partial roof repair. Once he arrived, however, he carried out a closer inspection and pulled back part of the roof. That’s when it became clear that there was no felt underneath, and it looked as though the roof was either original or very close to it. He explained a complete replacement would be needed, quoting £17.5k. Not wanting to risk higher costs in the future, we agreed.

Scaffolding went up the following day, and work started. Only a few hours later, we were told the chimney mortar had completely failed and much of the timber structure had rotted. This pushed the estimate to nearly £30k.

At that point, the roof was already open, so stopping the project or seeking alternative quotes didn’t feel realistic. We proceeded, although it was never something highlighted in our survey. To add to the frustration, the same roofer had been here the previous year for guttering work and mentioned at the time that the tiles were in great condition.

We know the decision is now made, but we can’t help wondering – has anyone else had a similar experience where costs snowballed like this?

[MerkeelWave]

That sounds like such a stressful situation – and unfortunately it’s something that happens more often than people realise, especially with older Victorian properties. Once a roof is opened up, hidden issues like rotten joists or crumbling mortar tend to reveal themselves, and the costs can escalate quickly.

£30k for a full replacement including structural timber and chimney repairs in a three-storey property in Bournemouth doesn’t sound completely out of line, particularly with the amount of scaffolding required and the current cost of materials and labour. It’s a big investment, but if it’s been done properly with quality materials, you should now have a roof that will last decades without major problems.

It’s definitely frustrating that it wasn’t flagged in your survey or by the roofer previously – but surveys are often surface-level, and unless there are obvious signs, deeper problems usually don’t become apparent until work begins.

The important thing is that you’ve addressed it now, rather than patching repeatedly and facing even higher costs down the road. Think of it as protecting the whole structure of your home for the long term.

[MARKER SITE]

Roofing costs can be very different from one company to another. I’d check a few local quotes before deciding, including Total Roofing and Cladding if they’re in your area.

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