1. Article Body
Historic roof work costs more than conventional roofing, and the reasons are specific enough to plan around.
Costs vary widely by market, material and designation status, so this explains the structure rather than quoting figures.
Where the money goes
Material. Natural slate, clay tile in a historic profile, copper, zinc and terne all cost considerably more than asphalt. Some historic profiles are no longer manufactured and must be sourced salvaged or made to order.
Labor skill. Slate and traditional metalwork are specialist trades with fewer practitioners and a slower work rate. This is usually the largest single difference.
Review and consent. Preparing an application, supplying samples, waiting for a decision and sometimes revising the proposal all consume time before a crew mobilizes.
Access. Period houses are frequently tall, steep and close to boundaries, which means scaffolding rather than ladders, and scaffolding on a large house is a significant line.
Removing past repairs. Cement, mastic and bitumen applied over decades has to come off and that is slow, careful work.
Concealed repair. Built in gutters, rotten wall heads and decayed joist ends are carpentry, and they are discovered once access is up.
Why repair usually wins
On a slate or tile roof, the covering frequently has decades of life remaining while the fixings, flashings and gutters do not.
Reslating using sound salvaged material, replacing flashings and relining built in gutters restores the roof at a fraction of replacement cost and preserves the fabric, which is what a review body wants anyway.
Insist on being quoted for repair as well as replacement. A contractor unwilling to price the repair option has told you something.
What to require in a quote
A condition survey identifying what is sound, what is salvageable and what must be replaced.
Separate lines for covering, flashings, built in gutters, chimney work, carpentry and access.
A stated approach to salvaged material: how much will be reused, how it will be stored and protected.
An allowance for concealed carpentry with a unit rate.
Evidence of relevant experience and examples you can look at.
Confirmation of what consent is required and who is obtaining it.
Financial support
Investigate tax credits, grants and property tax relief for designated properties before starting.
Eligibility almost always depends on approval in advance and on the work meeting the applicable standards, so the application has to come before the scaffolding.
Insurance
Where damage is covered, a policy may pay only to restore with standard modern materials unless it carries specific provision for historic or matching restoration.
Check for that provision before a loss. On a designated property it is the difference between a covered restoration and a very large shortfall.
