Faced with a £6.5k repair bill, I was after some advice please.

One of our rentals is a Victorian property with a lovely bay window (see attached photo). Tenants contacted us when it started leaking water into lounge.

First builder said the stonework was shot. Replace with with a new UPVC window (flat to the house) @ £2k. I dont want to lose the period look of the house.

Second builder said "The bay has deterioated considerably over some time and the stone being so soft, has broken down to the state where it is not viable to repair. All new stonework, the erection of the stone and new lead roof" @ £8k + VAT
or
"take down the existing structure to ground level. Rebuild the bay in blockwork, render and paint. Replace the flat roof, 10 yr guarentee @ £5.5k+ VAT

Have you any experience of this, any other ideas or cheaper alternatives?

Thanks, Debbie

Attached Thumbnails

 

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Debbie, I agree with Paul. from the picture the stonework really doesn't look that bad. You don't say where the water is getting in, I presume from the roof if so it might just be a case of re roofing with lead sheet, glass fibre, rubber sheet or felt and ensuring that the flashing is ok. The stonework can be sealed and stabilised and fortunately there are good resin products on the market for making up missing bits of mouldings. You may find that you have to lose the top fancy bits as they have next door. What have others in the street done I would make some calls on the neighbours and maybe pick up recommendations for sympathetic builders.

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Thanks both
That photo was from 18 months ago - attached taken yesterday, shows stonework cracked and some has fallen off. Have now had 4 builders round, all say stone has weathered away through lack of painting, allowing water and ice to erode it. Tenants inital complaint of water leaks were from the bays flat roof.

Seems strange that its due to lack of painting as loads of Victorian houses have completly unpainted stonework and mine was painted albeit 7 years ago.
Anyway, seems to be no alternative.

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"Even if you're on the right track, you'll get run over if you just sit there"

Wanted - BMV in Hants/Wilts/Manchester.

It may be possible to repair the concrete with resins. Have a look at twist fix for this. As for the bay roof if it is a flat roof you could get some acrypol which is a fibre glass resin available from any roofing supplier. It is expensive around £40 for 5 litre but it is excellent material that you just paint on.

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North Manchester letting agents, property traders, houses bought for cash, finders fees paid,mike@brentwoodinvestments.co.uk

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Hi Debbie.

Can you do me a favour and send me the pics to my email address,

I cannot see the bay very well and i would like a closer look,

I own a Victorian semi and have just had a new roof put on. It lasted 120 yrs so it was time it was done. Also when we bought the house we had issues with rain penetration into our lounge. I would like to have a closer look at the Bay to let you know if it was a simliar issue that we had.

You can send photos to les.parr@beazley-beazley.co.uk.

Hopefully i can assist

Les

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