REROOFING COSTS M2

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REROOFING COSTS M2

Post by rachel68 on Thu Jun 20, 2013 5:46 pm

Is there an approximate guideline price for completely removing, repairing and replacing a rural farmhouse roof with insulation added and including gutters and downpipes? Ours is 210m2. We've been quoted 21,000 euros for redoing everything and replacing a couple of beams too. It includes cleaning up the beams and acid cleaning the paint off the tiles. Also, the house is currently derelict. Do we need permission. The builder said not because it's got a hole which makes it 'urgent' but I'm sure i read permission is needed. The house will be extended and renovated extensively in 2-3 years but we thought we might get the roof sorted out before the other work to stop the building getting further weather damage.

Thanks

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Re: REROOFING COSTS M2

Post by Geotherm on Thu Jun 20, 2013 6:10 pm

I believe if you are taking the whole roof off, then you will need permission. You will have scaffolding up and the commune would be able to see that it is there. If you are off the main road, then you may get away with it, but not worth the risk in my view.
Sorry, not up to date on the costs, as ours was done over 7 years ago.
Hope the builder is putting in reinforcing as well, or a seismic collar if the house is over a certain height.

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Re: REROOFING COSTS M2

Post by The Original Relaxed on Thu Jun 20, 2013 7:26 pm

The quote looks suspiciously low, in my opinion.

While it is possible that you can do this work on a very simple permission (a SCIA possibly), and it is also conceivable that you can avoid the need for any anti seismic measures (if you don't need to replace any major roof timbers), it is beyond the bounds of possibility that you can do the work without any notification to the comune.

I would be extremely wary. Have you not got a geometra who you can trust? You need one!
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Re: REROOFING COSTS M2

Post by Gala Placidia on Thu Jun 20, 2013 8:42 pm

I agree with the others. Check with the Comune, an architect, a geometra... it does not sound right. Get a second and even a third quote, if you can.
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Re: REROOFING COSTS M2

Post by ourtoscana on Mon Jul 29, 2013 7:36 pm

I'm not sure where you are but try to get the works categorized as ordinary maintenance if the work requires summary reparation only. This means that you replace like with like thus avoiding all SCIA formalities. This often inlcudes up to 8cm of insulation but you ought to check the local regulations. I often send a protocolled letter to the planning department stating exactly what works are planned. A copy of this letter should then be posted on the building site.

If you need to replace the roof, then you'll need to contend with the following items
- site set up
- perimeter scaffolding
- removal of roof tiles
- dismantling of beams, joists & terracotta (boarding)
- demolition of wall cap
- new beam, rafter, terracotta & rc screed
- ring beam
- insultation
- waterproofing
- retiling with new or reclaimed tiles

A builder also needs to quote for the following items

- chimney construction
- soil stack vents
- harness anchorage system (linea vita)
- roof lights
- interroof flashing

All of the above will require a number of formalities including a SCIA, structural/sesimic design, linea vita design.

Good luck!!

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Re: REROOFING COSTS M2

Post by rachel68 on Mon Jul 29, 2013 9:03 pm

Thank you so much Ourtoscana! I'm a little confused on one point...when you say that for chimney stacks, Linea vita etc we'd need an SCIA anyway, how would I manage to proceed as you first suggested replacing like for like thus not needing SCIA if these parts would mean I'd have to have it...or do you only need SCIA on certain aspects not the whole project of a new roof? Our builder has his own scaffold and has allowed for some replacing of timber beams but not all.

Thanks again, much appreciated!

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Re: REROOFING COSTS M2

Post by ourtoscana on Tue Jul 30, 2013 4:50 am

For ordinary  maintenance the linea vita are often not required as everybody has the right to maintain their houses, but don't take that for granted. Some Comunes use the structural screed as a trigger for making the linea vita installation mandatory. It sounds like your builder will do localized repairs to the roofs secondary structure (some rafters and boarding/terracotta). Again, this would tend to fall under ordinary maintenance. Replacing the main structural elements such as beams will tend to trigger genio civile, SCIA and linea vita design.

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