Roofing in Kinson
Ridge and verge repairs, tile replacement and re-roofs on the post-war houses and bungalows of Kinson, priced in writing after we have looked.
The site visit is free and so is the written itemised quote. Thomas Hannen prices every job himself.
Last updated
Most roofs in Kinson are post-war concrete tile on semis and bungalows, and most of what goes wrong with them is at the edges: ridges, hips and verges whose mortar has given up. We get up and look, then give you a written, itemised price for what the roof actually needs.
A Kinson roof needs work if you find a ridge tile lying on the front lawn after a blow. A brown ring on a bedroom ceiling that grows every time it rains. Or a bungalow where the mortar along the verge has dropped out in chunks and you can see daylight between the tiles and the gable.
We come out, look at it from the roof and from the loft, photograph what we find and tell you straight whether it is a repair or a bigger job. If water is dripping into a room of your Kinson house now, ring 07435 839745 and tell us which room, so we know where to start.
The work
Concrete tile, bungalows and the pairs of semis
Ridges and hips. Most of the houses and bungalows in Kinson were built with the ridge and hip tiles bedded in sand and cement and nothing else holding them. After sixty or seventy years of frost and sun that mortar cracks, lets go of the tile, and the first strong wind lifts it.
We strip the old bedding, check the ridge board and the top battens, and re-fix. That is usually a dry fix system with mechanical clips and a vented roll, or a fresh mortar bed with each tile screwed or clipped, as BS 5534 now expects. On a straightforward pair of semis it is a day or two once the access is up.
Verges on the gables. Kinson bungalow gables sit low, which makes the failed mortar easy to see and cheap to reach. We rake out and re-bed with an undercloak, or fit a dry verge that clips over the tile ends and does not need re-pointing again.
Slipped and cracked tiles. Concrete interlocking tile rarely breaks on its own. A slipped tile is usually a rusted nail or a batten gone soft, and one missing tile can let rain onto the old bitumen felt for years before a ceiling shows it. We replace like for like, matching the profile, because a pantile will not lock into a flat profile run.
Re-covering. When the felt under the tiles is torn and brittle along the eaves and the battens are soft, patching stops making sense. We strip to the rafters, lay a breathable membrane and new treated battens, and go back on in new concrete or clay tile, with a new ridge and verges fixed mechanically. A semi is typically most of a working week, a bungalow with a hipped roof a little more because of the extra hip lines. Chimneys, lead flashings and soakers are reworked at the same time rather than left for later.
Flat roofs at the back. Many houses here have a flat roof over a kitchen extension or garage in felt, and those are replaced in GRP fibreglass or EPDM rubber. See flat roofing in Kinson.
When we would talk you out of it. Moss on a north slope looks bad and rarely lets water in by itself. A roof with sound tiles and a failed ridge needs a ridge, not a new roof. We would rather tell you that than sell you the bigger job. A single slipped tile, a drip you want traced or a chimney flashing that has let go is on our page for roof repairs in Kinson.
How it runs
From your call to a written price
One person to ring from the first visit to the last. The quote is itemised, not a figure on the back of a card: scaffold, the strip out, battens and membrane, the covering, each junction and disposal on separate lines, so you can compare it properly against anyone else's.
Nothing is left open or unusable overnight. The site is swept at the end of each day rather than the end of the job, and what comes out leaves with us. If something turns up once we start that nobody could have seen, you get a photograph and a price before we carry on.
Re-covering a house in a similar tile is normally permitted development, and Kinson has no conservation area, but flats have no permitted development rights and a change of roof shape or a dormer is a different question. Planning Portal guidance sets out the rules, and the council keeps the list confirms the boundaries. Replacing more than half of the roof brings in building control too, because the loft insulation has to meet the current standard.
Cost
What decides the price of a roof
No rate per square metre, because the square metres are the easiest thing to measure and the least useful thing to know.
Getting to it. A bungalow you can reach off a tower, a hipped semi on a corner plot, and a two storey end of terrace with a flat-roofed extension in the way are three different set ups. Some roofs come off a tower, most want a scaffold, and how long it stands matters as much as its size. This is work at height and the work at height rules are why the platform is a priced line rather than an optional extra.
Junctions and substrate. Chimneys, valleys and abutments are priced one at a time, because that is where the leadwork hours go. Battens, membrane and fixings are the part nobody sees and the part that decides what a re-cover costs.
Comparing quotes? Ask whether the scaffold is in the price, whether battens and membrane are renewed or covered over, what grade of lead is going on the chimney, and who pays for the skip.
If it is leaking now
Water coming in today
Ring rather than use the form. Anything letting water in goes to the front of the queue. The first visit is about making it safe and watertight so nothing gets worse while you decide, and we quote the permanent repair once the whole of it can be seen.
If it is a ridge or a verge that has come off, keep children and cars clear of that side of the house, because the next tile to go will follow the first. Scheduled work runs Monday to Friday, 8am to 6pm. For anything urgent, ring rather than use the form, and if we cannot pick up we ring you back as soon as we can.
Worth knowing
Your neighbours' roofs are the same age as yours
Most of Kinson went up in a short space of time after the war, much of it as council estates through the fifties and sixties. The roofs on those semis, terraces and bungalows were built to the same pattern, with the same tile, the same felt and the same mortar ridge, and they have aged together.
That is why a street can lose half a dozen ridge tiles in the same storm. The tiles themselves are often fine. It is the fixings and the bedding that are at the end of their life.
What that means for a Kinson roof is that the job is usually edge work, not a new roof. If the house joined to yours has just had its ridge redone, look at yours, because it was bedded in the same week. On a pair of semis, doing both halves together means one set of access and a ridge that runs straight across both, and we are happy to price the two separately so each owner sees their own figure.
Who you are dealing with
A local firm you can check
We cover Kinson across BH10 and BH11, from Bear Cross and West Howe to Ensbury Park and Northbourne, and up to the River Stour. BCP Council deals with planning and building control, and our Boscombe base is under four miles away.
You are dealing with Bournemouth Roofing & Building, the trading name of Bournemouth Roofing & Building Ltd, registered in England and Wales, company number 15471719, which you can look up in a minute. Thomas Hannen's business, and he is the one who comes out to price the job, not a salesman. A verified customer's 10 out of 10 on Checkatrade. The visit and the written quote are both free. Before you book a visit in Kinson, you can read our customers' Google reviews, word for word, on our reviews page.
Planning at a glance
Do you need planning permission in Kinson?
Most repairs in Kinson need no application at all. What decides whether a change to the outside of your house does is who the council is, whether a conservation area or a listing applies, and whether the place sits in a protected landscape.
| Question | In Kinson |
|---|---|
| Who decides | BCP Council is the planning authority for Kinson. BCP Council's heritage pages set out what it controls. |
| Conservation area | None covers Kinson, so a like-for-like repair is ordinary maintenance. |
| Listed buildings | Yes, there are listed buildings in and around Kinson. If yours is one, work can need listed building consent. |
| Protected landscape | No National Park or National Landscape covers Kinson. |
Questions
Questions about roofing in Kinson
A ridge tile has blown off. Does the whole ridge need doing?
Usually yes, or it will keep happening. If one has lifted, the mortar under the rest is the same age. We check each tile, and if most are still sound we say so and price only the length that needs it.
Is a dry ridge better than mortar?
Both are fine when they are fixed properly. A dry fix system does not need re-pointing and copes with movement. A mortar bed can still be used as long as every tile is also mechanically fixed.
How long does a re-roof on a bungalow take?
Usually around a working week once the access is up, a little more on a hipped roof. We give you the timetable in writing with the quote.
Is the scaffold included in the price?
Yes, as its own line on the quote. Many bungalows only need a tower, which we will tell you at the visit.
Do you work in winter?
Yes. Repairs go ahead in most weather, and a stripped roof is never left open overnight. It is sheeted and we carry on when the rain stops.
Nearby, and next door
Roofing near Kinson
Nearby places we also cover for roofing, with straight-line distances from Kinson, and the other trades we offer in Kinson itself.
Roofing nearby
Our other trades in Kinson
Roofing guides
Concrete vs clay roof tiles: which is right? Planning, building regs or listed building consent Storm damage to a roof: the first 24 hoursEverything we do in Kinson Roofing, all areas Every area we cover
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Get your Kinson roof checked
Thomas comes out, looks at the roof and the loft, and gives you a written itemised price. The visit and the quote are both free.