Hi Sifus!

Need your expert opinion on the following quote guys! I would truly appreciate any kind of help.

Long story cut short: My roof has been partially eaten by termites. So basically I would like to replace all the wood trusses to LWS. If possible i would like to reuse my existing roof tiles (Epoxy paint it). This is one of the quote I received.

Area: Approx 1900sqft

Option A

Steel roof truss system(25 degrees) = RM 14,145.00 (Unit price: RM 7.50)
Supply and install cemboard fascia 7.5mm thick. Qty: 156 = RM 1,482.00 (Unit Price: RM 9.50)
Supply and install double sided woven foil = RM 3,394.00 (Unit Price: RM 1.80)
Supply and install standard conc roof tile & ridge tile = RM 7,921.00 (Unit Price RM 4.20)
Supply and install metal flashing 305 x 0.47mm thick. Qty 84 = RM 705.60 (Unit Price RM 8.50)

Main roof truss spacing 1220mm +/-
Roof batten spacing 310mm +/-

Plaster ceiling and additional brick to cover roof space + plaster = RM 10,000.00
Gutter = RM4,000.00

Total: RM 41,648.00


Option B

Steel hallow section roof structure(25 degrees) = RM 26,404.00 (Unit price: RM 14.00)
Supply and install cemboard fascia 7.5mm thick. Qty: 156 = RM 1,482.00 (Unit Price: RM 9.50)
Supply and install double sided woven foil = RM 3,394.00 (Unit Price: RM 1.80)
Supply labour to install existing conc roof tile(Epoxy Paint) = RM 3,017.60 (Unit Price RM 1.60)
Supply and install metal flashing 305 x 0.47mm thick. Qty 84 = RM 705.60 (Unit Price RM 8.50)

Main roof truss spacing 1220mm +/-
Roof batten spacing 310mm +/-

Plaster ceiling and additional brick to cover roof space + plaster = RM 10,000.00
Gutter = RM4,000.00

Total: RM 49,049.00


Any kind of feedback is appreciated sifus!

Thank you

trust me, you wouldnt want to go for option B. your existing house RC roof beam was not design to cater for structural steel works. If you noticed the cost between RHS vs LWS, the cost is double, meaning the weight is double.

concrete or clay roof tiles are designed for life. Those main tiles can be recycle back. But those ridge or hip tiles are unable to recycle due to grouted by cement earlier.

i recommend you to opt of a layer of glass wool 50mm thick to cut down the noise emit from LWS truss when raining or hot day.

wah so expensive nowdays. Last time 2-3 years ago. 1000 sqr ft change roof tiles and zinc foils including wood frame touch up i got quote for RM4 per sqr ft. But depends on your material also

This post has been edited by zk9: Jul 21 2014, 11:25 AM

Peri Peri: My initial plan was to not use plaster ceiling for the roof covering my porch area, hence the reason why the contractor proposed Option B.

Im almost certain with Option A, except that I wont be changing my current roof tiles but to epoxy paint it.

But now that you have highlighted on the noise LWS makes during rain or hot day, what options do I have to counter this issue?

What would the cost be for glass wool 50mm covering 1900sqft?

Thanks a bunch!

Tell me about it la bro... at first i wanted to just replace all the damaged wood but the problem is my roof design is just terrible. The existing gutter runs almost at the center of the house and when it pours cats and dogs, ill get waterfall at various parts of my house!

which of cause led to termite infestation due to dampness.. thats the reason why i choose to go with LWS..

Termite is a whole separate issue i need to deal with as well!

good thread.

By the way, I think I got quoted the same as yours. Around RM50k.

Do you think this will last like forever?

I heard plaster ceiling is not good.

For 1900 sqft as well?

I seriously doubt it will last forever but apparently 15 - 20 years is what we are looking at. Quarterly maintenance is required apparently.

I really wish i could do without plaster ceiling or any, i rather leave it bare but with LWS its going to look like a factory roof without ceiling.

So for this reno, Option A will require me to redo my existing plaster ceiling (3 rooms +1 bathroom + Kitchen) and my entire porch.

Option B, I dont have to do any plaster outside my house.

Actually your per sqft is in include the inclination? More incline will be more sqft right? I was told about 2000sqft but I scared he tipu me. Do you measure again?

I'm still not understand this whole roof thingy.

gogo2:

Ill take some pictures and post it up later, in fact i intend to post a before and after reno as well. Hopefully it helps the some who are facing similar issues.

To answer your question, If the incline is increased then im sure the area increases too but i think thats the least of the problem. Because you need to have the space to make that incline possible in the first place.

Let me explain:

The root cause of my problem is the design of the roof itself. It arcs inward and the gutter runs almost to the centre of my house. Initially it was all fine but in time as the wood started to bend and sag, the gutter itself lost its shape and water was getting clogged at various parts. To make matters worse we didnt get enough incline on the roof when we last renovated.

When it rains heavily, of cause, water overflows from the clogged parts and leaks thru the ceiling. To make matters worse, termite started munching those delicious damp wood and I didnt realize it until it was way too late. Now Ill have to replace almost half of the damaged trusses, which im not happy about because it still does not address the gutter design issues.

So i have decided to change the wood trusses to LWS and change the design of the roof to get rid of the gutter running in the centre. The new design will see a gable that channels the water to the sides of the roof allowing for my side roof gutter to trap water and guide it to the drain.

Yes the gable increases cost but i have no other choice because to make the 25 degree incline ill have to increase the starting point of the roof by almost 3ft which then forces me to tie bricks around my balcony, shut 3 of my windows and still live with the fact that the side gutter may only reach a height of 5ft +/-.

Thanks. I need time to consume it. Picture will be better.

How you gonna fix the termites? If your neighbor got termite, will it go to your house?

I think Ill have a go with the bait system by Rentokil since they guarantee their service. RM 2500.00 And yearly RM700.00.

Oh, you're not going to inject into the floor?

ERM... RM700 yearly is quite expensive.

What's include in the yearly fee of rm700?

I've done my house with rentokil around 3 years back and it cost me about rm2300 for 22x100 single storey terrace. Using bait follow with spray roof and drilling system. Mine have no yearly charge after that.

ooo... 2300 for 2000sqft? how about 4000sqft? double?

Thats a good deal la chief!

This is just baiting and followed by yearly checks.

RM2500 covers baiting and 3 checks RM700 yearly.

Im not sure how the sqft calculates for baiting but my house is about 5000 sqft and thats what he quoted.

Bro do you still have your contact? Maybe i can ask them see what they quote me for the same package?

without going into too much details, i would suggest the following:
1. go for LWS
2. do up an option of using metal roof instead of recycling your existing roof tiles or epoxy painting over it

why?
your big ticket items are mainly the steel roof truss (RM14k) and supply and install of conc roof tiles (RM8k). RM22k/RM42k.
and plaster ceiling @ RM10k for just approx 1,900sf? that's about RM5.25psf!!!
negotiate for lower price of your plaster ceiling. that's a little absurd!

magic of metal deck roofing.
1. less joints as metal deck are large panel and if custom length, means no joint except at apex. less chance of leakages. less joints also mean no chance of thieves entering. do you know some roofing profiles does not even require any nailings? they use clips to interlock!
2. metal is lighter, hence, you would be able to re-space your LWS spacing to be much less. dependent on profile selected, you may be looking at truss spacing of up to 2m. battens can varies up to 1.2m instead. so expect your RM14k to be greatly reduced.
3. bigger roofing piece means less work. hence installation cost would also reduce. RM8k going down.

things to watch out for:
1. some people dont like the metal look
2. you need to add rockwool for thermal resistant and noise resistant
3. select profile to maximise your truss spacing and batten spacing. this would give you huge cost saving.

good luck!

Oh then mine should be cheaper than yours.

Nice details.

u didn't give any size or measurements at all