Penicuik · Edinburgh and the Lothians
Roof structure repairs in Penicuik
Roofs in Penicuik that were re-covered with heavier concrete tiles, or had struts cut out for a loft room, often start to sag years later. Spotting which change caused the movement is the first step to a repair that holds.
Guide price from£285per rafter inc VAT
- Postcodes
- EH26
- Population
- about 16,000
- Area
- Edinburgh and the Lothians
- Pricing region
- Scotland
What should you know about the ground under Penicuik?
Penicuik, Edinburgh and the Lothians: about 16,000 residents across postcode districts EH26. Nearby, we also cover Bonnyrigg (6 miles), Mayfield (8 miles) and Edinburgh (8 miles).
Most of Edinburgh and the Lothians is on firmer ground than the clay belts of the south-east. Parts of Edinburgh and the Lothians lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. What you mostly find across Edinburgh and the Lothians: sandstone tenements and Georgian terraces, miners' rows, bungalows and post-war estates.
From first photo to finished repair
Engineer’s design where needed
Where purlins, struts or ties must be redesigned, or the roof carries a heavier covering, an independent chartered structural engineer is appointed to specify the work. We can arrange this, and their design sets the sizes and fixings.
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.
Prop, strengthen and tie
The roof is propped where members are being changed, then rafters, purlins, struts and ties are repaired or added as specified. Coverings disturbed by the work are relaid, and building control inspects where the work needs it.
Symptoms that point to roof structure repairs
- Daylight through the tiles, or timber that is damp, stained or crumbling
- Roof slope looking hollow or wavy between the ridge and the gutter
- Horizontal cracks in the wall just below the eaves or ceiling line
Guide prices for roof structure repairs in Penicuik
Prices in Penicuik 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 |
Methods for roof structure repairs
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
Wall plate replacement
Rotten or crushed wall plates are replaced in short lengths while the rafters above are propped, and bedded on the wall in mortar. The plate is then strapped down to the masonry. It is often combined with rafter foot splices along the same run.
Best for: Rot along the eaves where rafters bear on the wall
Rules 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.
Frequently asked questions
What is the price of roof structure repairs in Penicuik?
Guide prices for roof structure repairs in Penicuik start from about £285 per rafter, including VAT, on Scotland rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you carry out roof structure repairs in Penicuik?
Yes, Penicuik is covered, along with postcode districts EH26. We also cover nearby Bonnyrigg and Mayfield.
Does the ground around Penicuik cause cracking?
Edinburgh is volcanic and sedimentary rock with glacial till, while the Midlothian and East Lothian coalfields and oil-shale workings in West Lothian have left recorded mine workings and bings. Only an investigation can say why a particular building has moved.
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.
Do I need a structural engineer for roof repairs?
For like-for-like repairs to a few rafters, often not. Where purlins, struts or ties are being redesigned, the covering is getting heavier or the walls are being pushed out, you usually do. Where the repair needs an engineer’s design or sign-off, an independent chartered structural engineer is appointed, and we can arrange this.
More repairs we carry out in Penicuik
- Structural surveys and crack monitoring
- Lintel replacement
- Structural crack repairs
- Resin injection ground stabilisation
- Crack stitching
Roof structure repairs near Penicuik
Get a free initial assessment of a sagging or spreading roof in Penicuik from your photos or a call, and find out whether an engineer is needed.