Need Some Re-Roofing Advice

mlevit on 02/02/2022 - 17:23

Hey all,

I recently moved into my new home and had some solar panels installed. Quite a few terracotta tiles broke and I had a roofer come out to fix the capping. He told me that I should be looking to re-roof the entire roof as the tiles are original (~ 100 years old) and wouldn't last too much longer.

I'm giving a few roofers some calls to get quotes. Was hoping to get some advice from people that have gone through this themselves. Anything I should be looking out for? Anything I should be asking? What roof should I be getting if I do need to replace it?

Home & Garden

Comments

  • life is suffering on 02/02/2022 - 17:30
    +1

    Didn't solar panel installers say anything?

    • mlevit on 02/02/2022 - 17:32

      They replaced the tiles they broken but couldn't fix the capped tiles. The roofer I called out was the one who told me to re-roof as the tiles are old.

      I'm getting a couple of roofers out for second opinions but I wanted to hear what you guys think. I haven't done this before so looking for advice etc

  • atomX on 02/02/2022 - 17:35
    +3

    Replaced an old tile roof on a 3br house with colorbond last year, cost around 20k. Been great since and no leaks (had a whole bunch before). Was done in under three days.

    In your case you'd need to remove and reinstall solar, which would cost more.

    • mlevit on 02/02/2022 - 17:39

      Did you get quotes for other roof types too? How did they compare to Colorbond and why did you end up going with Colorbond?

    • JimmyF on 02/02/2022 - 21:37
      +2

      I can never understand why people love tiled roofs…. They leak so much!!!

      • eddieboy2 on 03/02/2022 - 08:15
        -1

        Had a tiled roof for 40 years and never had a drop of leakage. I love tiles as they look great compared to colorbond.

        • JimmyF on 03/02/2022 - 09:09
          +1

          You must be lucky then not to have any leaks or have to redo the capping (more leak points).

          • techno2000 on 03/02/2022 - 09:26
            +1

            @JimmyF: I am also sick of tiled roofs.Always leaking and very difficult to fix.

            • eddieboy2 on 03/02/2022 - 09:48
              -2

              @techno2000: I guess it just depends on the quality of the tiles that were installed? Mine are terracotta, of very heavy weight, and still in great condition.

  • original15 on 02/02/2022 - 17:36

    Following, got a tile roof that needs a lot of work. Would entertain a switch to colorbond if we are allowed

  • 87percent on 02/02/2022 - 17:58
    +2

    You should have gotten the roof done first, and then gotten the solar installed. They’ll have to remove the panels again

    • original15 on 02/02/2022 - 18:56

      Yeh we had a neighbour at our old place get solar a week after moving in and then 3 months later explore getting roof re-done. Real confusing

  • pharkurnell on 02/02/2022 - 17:58
    +4

    He told me that I should be looking to re-roof the entire roof as the tiles are original (~ 100 years old) and wouldn't last too much longer

    Of course he did he wants the work.. I'd be getting more 'opinions' before I was asking much more.

  • AndyC1 on 02/02/2022 - 18:14
    +1

    Ask what the actual problem is. It could be the roof trusses are stuffed or the batons or the actual tiles. Depending on the problem depends on what needs replacing and your options are. If you need new trusses then think about an extension or getting a room built in the attic as you are doing major work and may as well get some real benefit from it.
    If the batons are stuffed then think about what roofing material you want and get sarking installed.

  • Cave Fire on 02/02/2022 - 18:24
    +5

    The way our builder talked about the roof was that it's like a "carcass". Once you open it up, especially an older house, there's a chance you find more stuff that needs to be done. So companies send out pamphlets for cheap services, but they really aim to replace the whole roof. Things like the "bones" eg lumber supports may need replacing as they move over time. Other considerations are if there is asbestos involved, ceiling damage and older building standards.

  • Ocker on 02/02/2022 - 20:04

    If the original tiles are 100+ years old as claimed then it may well be your house is in a heritage listed area.
    If so then this will have significant implications on how you can re-tile the roof (viz. what tiles) and this could add significantly to your expected cost

  • JIMB0 on 02/02/2022 - 20:20
    +1

    Make sure your roof is in good condition and doesn't need any work before putting on solar panels.

    • AndyC1 on 02/02/2022 - 21:04

      Looks like you need to read the original post again.

    • JimmyF on 02/02/2022 - 21:38

      That ship has sailed….

  • star-ggg on 02/02/2022 - 20:37
    +1

    If the roof isn't giving you any issues then I would hold off doing anything. The solar system will last at least 10 years, by which time you might be wanting to replace it anyway with new tech. If your roof tiles has worked for 100 years why can't they work for another 10?

  • kobeduck on 03/02/2022 - 02:00

    quote for a full restoration (replacing tiles, repointing, painting) of a tiled roof can be from 6-10k. If you just replace the broken tiles it could be significantly less. Depends what your budget is and your aim. Are you planning to stay long term, 5-10 years?

    • mlevit on 03/02/2022 - 08:00

      Technically this will be our "forever home". What's the difference between a full restoration and a re-roofing?

      • kobeduck on 03/02/2022 - 08:17

        Full restoration is for your existing roof with the same tiles as opposed to replacing every tile including the ones that aren't broken with new times or colorbond

  • eddieboy2 on 03/02/2022 - 08:17

    Have you considered repainting the tiles? The old tiles come up well judging by people near me who have done it.

    • mlevit on 03/02/2022 - 08:20

      It's not the colour that we're worried about, it's more the quality of the roof and whether it'll continue to hold up.

      • Archi on 03/02/2022 - 08:49

        wait for a storm and claim on insurance.

      • eddieboy2 on 03/02/2022 - 09:53

        I am no expert, but my next door neighbour had his roof sealed and repainted years ago, and the paint still looks thick and waterproof for sure. Still looks like a new roof and very attractive. I have no connection to roof painters, this is my honest opinion based on what I can see. I just imagine the painting would protect and prolong the tile life for years.

  • JohnSy on 03/02/2022 - 09:26

    I have been on a roof which has terracotta tiles (Californian bungalow - ~100 years old). If you walk on the centre of the bottom edge they don't break unless there are not seated correctly in the first place. I have never broken any tiles myself, but when I had solar installed the roofers broke quite a number of tiles. Just get the broken tiles replaced and ridge capping re-done (by a different roofer). Your aim is to prevent water ingress. Those tiles have lots of life left in them.

    • mlevit on 03/02/2022 - 09:29

      Thanks for the tip. You're right. The roofers and the solar inspector were careful and didn't break any new tiles… only the solar installers themselves.

      The ridge capping was re-done yesterday so that should be all good for now. The roofer showed me the tile he replaced, and yeah they weren't as good as say new tiles, but it's not like they were falling apart in his hand etc

      I'll get a couple of second opinions/quotes but I'm hoping I'll get at least another 5 years.

  • trevorm on 26/08/2023 - 15:53

    Hi how did you end up going with this? Old terracotta tiles can become brittle. If you want free advice and an inspection fill out the contact form here https://www.fivestarroofing.com.au/ and I will come and have a look.

    Cheers Trev

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