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What do you mean by new roof? Just roof coverings or also insulation and guttering? New roof beams?Are the dimensions flat on plan or the developed area?The other issue will be scaffolding. How high is the house? Just 2 storeys?

HI Maurice,thank you for your reply. it would be a whole new roof as some of the beams are rotten. So new beams, new tiles, insulation, new gutters.  I think the dimensions are off the flat plan, I'll have to check. 4 stories high including cantinas and attic, although just 3 stories from the terrace at ground level. It's a tall building though as room heights are around 3meters! I know it won't be a cheap job, just hoping it's not completely unachievable with our budget. Access is down narrow lanes so scaffolding and beams would need to be walked through village around 100meters too.

I'm sorry but your works seem to be very particular and it would be dangerous for me to even suggest an indicative price. If you have a computo metrico (a priced Bill of Quantities) I'd be happy to have a look and let you know if any of the prices look excessive. But remember roofs in Italy tend to be expensive; apart from the beams and joists you may have pianelle (the brick shaped tiles visible from underneath), then a reinforced concrete screed, insulation, membrane and roof tiles. At the eaves there are often stone or concrete slabs (visisible from outside). Gutters and downpipes can be copper or painted metal. Prices will vary significantly depending on choices. You must make sure you know what is being offered.Then of course there is the scaffolding ......

A builder should be willing to provide an estimate, by means of a computo metrico using approximate quantities and based on a site visit. Actual quantities used when work carried out. This way you'll know what the scope of works are (whether any new structure required, type of guttering etc etc) and have the unit prices for the work. Ask them what the risks are (is there something they haven't included but may arise)

Great, thank you again.I guess we will need to get some different builders around to draw up some more quotes.If anyone has any recommendations in the Lucca area I'd be much obliged.

Hi there,You will need to ask a surveyor or architect to draw up the computo metrico [the cost of this service depends on the total cost of work required)/ bill of quantities with the works required without including the prices for the builders. This is then given to a minimum of  3 building companies [tender for contract) who then present their  best offer from the same bill of quantities to carry out the work. You then choose the best offer/or the most reliable building firm.Regards Lizp.s my husband is an �������� architect.

Hi I just read your enquiry about costings for house renovations, my blog may be of some help to you. It is on facebook, Casa del Roseto my �������� dream. It is a compete diary of postings of our renovation in Piemonte, and we have certainly had a mammoth restoration. It is alsmost complete and it has taken us over 5 years. I wanted to give other souls who were considering something similar an insight into what it entails. If you manage to read it and there are any questions that i can help with please do ask. Julia

Hello, I have just read your post now, I dislike having to bring you bad news, but I am afraid that  renovating in Italy (especially old stone buildings) is not cheap - in fact it is very expensive.I am a UK trained architect working in North Italy. At a super preliminary stage of any project it is useful to apply a price per sqm meter for the refurbishment in order to have an idea of the Ball Park Figure, before advancing into a detailed project. A very straight forward refurbishment involving new roof, windows, new layout, new kitchen, new bathroom, new electric, heating and plumbing plants, upgrade of and new  finishes will cost  around €1000/sqm without doing anything particularly ambitious.However as soon as, you start doing things of higher quality – or as in your case where the access for vehicles is difficult, the price goes up. We work on Lake Como a lot, and some of the houses being renovated do not have access to the roads so it works out cheaper to bring materials by helicopter. All said and done I would apply a figure of €1400 per sqm – calculating the gross floor area of the areas that you will renovate (excluding the cellar) – This will give you a Ball Park for the type of budget you need for the renovations works carried out by decent builder (excluding VAT) - again I am sorry if this is bad news, but it is better to be informed and prepared than to go into any project deluded. All the best , Conor