Hi

I am considering buying a house to reno - kitchen, bathroom and general tidy - the usual holes in walls etc from bad tenants. This does not concern me as this is what I was looking for. However there has been a BBQ in the roof originating from outside and spreading up through the eves. I suspect about 40% of the roofing structure will have to be replaced, beyond that there is some smoke blackened timber but does not appear burnt - original cut finish is visible.

This is well outside my comfort zone and will only consider if the price is attractive to cover any unexpected issues. I will not be doing any of this roof work myself other than assisting where able.

What I am wondering, are there any non obvious issues (to an inexperienced person) which may cause me problems.

Some details

B/V, roof (hip and valley) is not truss type (weight is born on walls - and there a weight bearing mechanism I noticed under one hip ridge which has cables and a tensioning rod. The roof line is good, no sagging - fire was contained internally - appears structurally sound, although probably weakened.
Walls are not damaged - there would have been no signs internally if some of the ceiling wasn't pulled down for inspection, or maybe water logged. However as there is a little fire damage to some areas or the top plates (upper sides mainly) on 3 sides of the room where the fire entered I suspect these are best replaced.
Rewiring half the house and new components for electrical box, I guess the wiring is ok beyond this and just needs to be connected to replaced wiring.
I assume R/R ceilings under the roof timbers to be replaced, eves and guttering etc surrounding this.

Tiles:apear ok but as they are cement would they have been affected - brittle and likely to break on R/R?? They are Reliance Pantile circa 1987.
The sarking is sagging beyond the burnt roof area, I would say at least 75% of house needs replacing. Would I be right assuming this means the tiles would have to be removed to rectify.

Is there anything I have not taken into account? The blackened timbers beyond those damaged will obviously always be a negative but I guess nothing can be done about this other than trying to wash off or sand back - yeah right!!

If anyone has a ball park idea of the cost of doing this work (excluding plastering) I would be interested - about to start phoning around. FYI, the floor area under the damaged roof (burnt timbers) is about 7.7m x 7.2m. The house is L shaped and I suspect the roof area requiring rebuilding is back to the valley on one side and half way up that to the ridge ..... then straight over - the entire front of the house.

Thanks for any advice.


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