Lancaster · Lancashire
Roof structure repairs in Lancaster
Many older roofs, in Lancaster and across Lancashire alike, were built with slim purlins and few ties. A little historic movement is normal, so we check whether the roof is still moving before recommending how far the strengthening needs to go.
Guide price from£290per rafter inc VAT
- Postcodes
- LA1, LA3, LA4
- Population
- about 47,000
- Area
- Lancashire
- Pricing region
- North West
What is the ground like in Lancashire?
With roughly 47,000 people, Lancaster spans postcode districts LA1, LA3, LA4 in Lancashire. Nearby, we also cover Morecambe (3 miles), Heysham (4 miles) and Fleetwood (12 miles).
Lancashire has a mix of ground, with clay in some places and firmer rock in others. Parts of Lancashire lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Across Lancashire, most homes are stone and brick mill terraces, seaside villas in Blackpool and Lytham, and inter-war and post-war semis.
What happens during roof structure repairs, step by step?
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.
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.
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.
What to look for before calling about roof structure repairs
- Horizontal cracks in the wall just below the eaves or ceiling line
- Daylight through the tiles, or timber that is damp, stained or crumbling
- Ridge line dipping in the middle when seen from the street
Roof structure repairs prices in Lancaster
The ranges below reflect typical North West costs for roof structure repairs, including VAT. Scaffold, access and making good can push a job to the top of the range.
| Item | Guide price | Per |
|---|---|---|
| Repairing or doubling a rafter | £290 – £575 | per rafter |
| Purlin and strut strengthening | £1,150 – £2,900 | per roof |
| Tying in roof spread (straps and ties)est. | £770 – £2,400 | per roof |
How we usually approach 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
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
Rules for roof structure repairs in England
In England, underpinning and other work that alters or strengthens a wall or foundation is building work under the Building Regulations (Part A, structure), so building control approves and inspects it. Like-for-like repairs often are not, and we tell you which applies before a price is agreed. Work to a party wall, or excavation close to a neighbour’s foundations, can also need a notice under the Party Wall etc. Act 1996.
Questions about roof structure repairs in Lancaster
How much will roof structure repairs cost in Lancaster?
Guide prices for roof structure repairs in Lancaster start from about £290 per rafter, including VAT, on North West rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you cover Lancaster?
Yes. We take enquiries from across Lancaster, including LA1, LA3, LA4, and from nearby places such as Morecambe and Heysham. Send photos for a free initial view and we will tell you what happens next.
Is the ground in Lancashire prone to subsidence?
Lancashire is mostly glacial till over sandstone and mudstone, with the Burnley and Accrington coalfield in the east and soft coastal and estuarine ground on the Fylde. Old mill and mine sites leave made ground in many towns. Only an investigation can say why a particular building has moved.
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.
What is roof spread?
Roof spread is when the feet of the rafters move outward because nothing is tying them together firmly enough. As they spread, the ridge drops and the tops of the walls are pushed out, often with a horizontal crack below the eaves. It is fixed by adding ties, collars or straps, sometimes with rebuilding.
Other structural repairs in Lancaster
- Extension pulling away repairs
- Subsidence repairs
- Mining subsidence repairs
- Gable end wall repairs
- Structural crack repairs
Roof structure repairs near Lancaster
If struts were removed for a loft room in Lancaster, send photos of the space and we will price putting a proper load path back.