Angus and Dundee · Scotland
Roof structure repairs in Angus and Dundee
Across Angus and Dundee, requests for roof structure repairs usually begin with a crack someone has noticed getting wider. Most of Angus and Dundee is on firmer ground than the clay belts of the south-east. A repair only lasts if the reason for the movement has stopped.
Guide price from£285per rafter inc VAT
- Area
- Angus and Dundee
- Pricing region
- Scotland
- Ground
- Mostly firmer ground
- Towns listed
- 5
Why does the ground in Angus and Dundee matter for roof structure repairs?
Angus and Dundee sit on Old Red Sandstone and igneous rock with glacial and raised-beach deposits. Hillside sites in Dundee mean retaining walls are common.
Ground movement here is more often linked to soils, drains and trees than to mining. What you mostly find across Angus and Dundee: sandstone tenements in Dundee, fishing-town houses and post-war estates.
Repair options we may recommend
Purlin and strut strengthening
Undersized purlins are strengthened with extra timber or replaced, and new struts are taken down to a load-bearing wall. Where there is no suitable wall, an engineer designs the load path. Temporary props hold the roof while members are changed.
Best for: Sagging slopes, slim purlins and struts removed from the loft
Tying in roof spread
New ties, collars or steel straps connect opposite rafters, or fix the rafter feet and wall plate firmly to the ceiling joists, so the outward thrust is resisted. Leaning wall heads are strapped back to the roof, and a badly spread roof may need partly rebuilding first.
Best for: Walls pushed out at eaves level by spreading rafters
Repairing or doubling rafters
Cracked, sagging or rotten rafters are strengthened by fixing a new timber alongside, often called doubling, and rotten rafter feet are cut back and spliced. The work is usually done from inside the loft with the tiles left in place, unless the covering is coming off anyway.
Best for: Individual rafters that have cracked, sagged or rotted at the feet
What to expect when we carry out roof structure repairs
Send photos
Photograph the roof from across the street, both slopes if you can, and the loft timbers with a torch. Include the eaves and any cracks just below them. From these we can usually tell sag from spread and whether an engineer is needed.
Loft and outside survey
On site we check rafter sizes and spacing, purlins, struts, ties and wall plates, look for rot and past alterations, and measure any lean at the wall head. The covering is noted too, because its weight affects the repair.
Written quote
You receive a no-obligation written quote listing each timber repair, any ties or straps, propping, scaffolding and making good. Once the repair is specified, the figure becomes a fixed price in writing.
Is it time for roof structure repairs? Common signs
- Struts, collars or ties cut out or missing in the loft
- Top of an outside wall leaning out at eaves level
- Horizontal cracks in the wall just below the eaves or ceiling line
- Ridge line dipping in the middle when seen from the street
What should you budget for roof structure repairs in Angus and Dundee?
Prices in Angus and Dundee are worked out on Scotland rates. They include VAT and are a starting point: access, the extent of the damage and whether an engineer or building control is involved all move the figure.
| Item | Guide price | Per |
|---|---|---|
| Repairing or doubling a rafter | £285 – £570 | per rafter |
| Purlin and strut strengthening | £1,150 – £2,850 | per roof |
| Tying in roof spread (straps and ties)est. | £760 – £2,400 | per roof |
Do you need approval for roof structure repairs in Scotland?
In Scotland, underpinning and other structural alterations generally need a building warrant from the council’s building standards service before work starts, and a completion certificate at the end; small like-for-like repairs often do not. There is no Party Wall Act in Scotland; shared walls are covered by title deeds and, for flats, the Tenements (Scotland) Act 2004.
Find roof structure repairs in your Angus and Dundee town
Your roof structure repairs questions
Why do houses in Angus and Dundee crack?
Angus and Dundee sit on Old Red Sandstone and igneous rock with glacial and raised-beach deposits. Hillside sites in Dundee mean retaining walls are common. Ground movement here is more often linked to soils, drains and trees than to mining. Only an investigation on site can say why a particular building has moved.
How much will roof structure repairs cost in Angus and Dundee?
On Scotland rates, roof structure repairs starts from about £285 per rafter, including VAT. The written price depends on the extent of the damage, access and whether an engineer or building control is needed.
Is a sagging roof ridge dangerous?
A slight, even dip in an old roof is often historic movement that stopped long ago. A sag that is getting worse, cracking timbers, walls pushing out at the eaves or recently removed struts should be checked soon. Avoid storing heavy items in the loft until then.
Can the roof be strengthened without removing the tiles?
In most cases, yes. Doubling rafters, adding struts and fitting ties can all be done from inside the loft with the coverings in place. Tiles usually only come off where timber near the eaves is badly decayed, or the roof is being re-covered anyway.
Why are there cracks just below the eaves?
A horizontal crack just below the eaves, along the front or back wall, is a common sign of roof spread. The rafters push the top of the wall outward and the masonry cracks where it hinges. Corroded wall ties can cause similar cracks, so the cause needs checking.