Hi all,
I've just taken over a late 1960's house in Hamilton and have been swiftly reminded how bloody cold NZ houses are, especially after living in Norway for the past 10 years (triple glazing, under floor heating and heat pumps are pretty standard). We're now considering what we should prioritize with regards to keeping our house warm and dry. We do have heating in the form of 2 heat pumps and natural gas heating.
First thing we need to do is fix the roof, as it's the original and the lead head nails have started to corrode, plus some of the flashing is starting to lift off. We knew this from the builders report, so no surprises there. We could do a simple re-screw and replace those lead head nails, but from looking at the roof it's pretty knackered and will need replacing sooner or later. I have two quotes with regards to replacing the roof:
- one is $12,500- supply and install .40 coloursteel laid on 215 self support underlay fixed with 12x55 timber teks
- the other is $21,800 - using Steel & Tube Colorsteel Endura .55g
The latter comes with a 5 year warranty (what's the consumers rights do I have around roofing? should this be covered anyway?). Though it's still quite a massive difference between the two in terms of price, I have no idea of what on average a roof should cost. The area to be replaced is approx. 140m2 - any insight would be greatly appreciated.
Also I'm considering Insulation (as the house has hardly any), a ventilation system with heat transfer and retro-fitting double glazing on some of the main windows. But I'm struggling with which order I should prioritize. My current line of thinking is:
- Roof
- Insulation
- Ventilation system with heat transfer
- Retro fitting windows with double glazing
We've set aside $36,000 for getting repairs done to the house, so obviously that roof quote of $12,500 is mighty tempting.
Any insights would be extremely helpful, thanks!