Does my roof need a repoint or rebed?

[PL59]

Hi brain trusts,

I recently got a roofer to replace my cracked tiles. In the process, they did an assessment of my roof and determined it requires a rebed. I have talked to 3 roofers and receive some different opinions. Photos below are provided by the second roofer. 

can anyone please provide some insights on what I need get done? Thanks in advance.

First roofer ($4800 excl GST)

- Found on google 

The re-pointing of all remaining ridge capping's throughout the entire roof:
-The re-bedding if required (Less than 10%).
-The grinding of the top edge of all existing ridge capping's, to ensure the flexible pointing has a clean surface to adhere to.
-The installation of weep holes as required per AS 2050 "installation of roof tiles"
-The application of flexible pointing to all ridge capping's, in chosen colour.

Second roofer ($4,300 excl gst)

-recommended by my neighbour

- rebed and repoint the whole roof

Third roofer ($1,400 excl gst)

- recommended by a friend in construction that had this roofer work on his roof

- Only recommended repointing 

- I asked him why he recommended repointing when the other roofers recommended rebed. He replied the second roofer does not know what he is talking about 🤣

 

 

[JacobZ]

Hi @PL59,

Thank you for your question about rebedding or repointing your tiled roof.

Overall, I think it looks in good condition with only a few cracks in the pointing. I note that the first quote says, "The re-bedding if required (Less than 10%)", which makes me think they are not confident things need rebedding and are adding it to the quoted cost in case there is more to the job than expected.

I am not a roofer, so my opinion doesn't hold the gravitas of those who do this every day of their lives, but looking at the ridgeline, unless there is some evidence of the ridge capping tiles moving that I am missing, then I don't see why rebedding would be necessary.

Has the third roofer been on your roof and inspected things themself? 

If they haven't, I would ask them to physically inspect the ridge line to see if there is any movement in these tiles that would indicate they require rebedding. If they have, then I would probably go with their quote as I can't see anything indicating it would be required based on the provided photos.

Allow me to tag @Nailbag, @Dave-1 and @Noyade for their thoughts.

Let me know what you think.

Jacob

[PL59]

Hi Jacob,

Thanks for your insights! Yes the third roofer went up to have a quick look and recommended repointing only.

[Jewelleryrescue]

Hi @PL59 

I agree with @JacobZ   Most of your roof looks good so no need to redo the whole roof.  Where the ridge caps are loose, they will need to have the under bedding chipped off and rebedded and pointing on the sides.

1 The things to look out for are loose ridge capping needs re bedding and pointing. The old material needs to be taken down or out so new material can replace it.  Otherwise adding new material on top will raise the tile up wards.  I have in the past used sika Pro +  polyurethane  sealant as a temporary repair to a neighbour's storm damaged roof line as it is a thin strong sealant.

2 Look for the pointing coming away from the ridge tile forming a crack! this crack will lead to water tracking possibly under the tile as it is catching water not repelling it sort of like turning an umbrella upside down in the rain.  This old pointing is best removed and replaced as it is hard to fill the narrow crack properly with proper pointing material. Your second photo shows an example of what I mean

In some circumstances I have filled the cracks with storm silicon as a temporally measure as the people where not financial enough to have full repairs done to their roof.

As to a full roof capping removal and re cementing and re pointing  $5k is a reasonable price Or was this just for spot repairs?

For any quote ask them exactly what they will do for the price quoted preferably in writing so there are no surprises at completion 

[Dave-1]

Good Evening @PL59 

I dont have a lot of experience with repointing roof tiles, tho I do know mine look in a worst state then yours and no one has suggested anything (had the gutters replaced a year and a bit ago and I asked and they said it was fine) I would actually ask the ones that have looked for examples of their past jobs so you can actually go have a chat. As @JacobZ says "I am not someone who does this all the time as there job" Neither am I  

More research and maybe a fourth person and you let them know the quandry you are in and their recomendation?

Dave

[Nailbag]

Hi @PL59 

Just from the photos supplied, the roof looks overall in excellent condition and wouldn't be looking to spend much more than it takes to repoint this few tiles loose of the pointing. In other words, I wouldn't be spending much more if at all $1,000.

Just to give you some perspective. The roof in the photos below, was 30yrs old, with lots of cracked tiles needing to be sources and replaced. Then some repointing, pressure washed and fully resprayed. It cost $4,500, 4yrs ago to fully restore. I had quotes upwards of $7K.

Nailbag