With over 10 years of roofing experience, one major question on the lips of most intending house-owners with a 4-bedroom has always been ” What should be my roof budget for a 4-bedroom?”
In 2021, I would have answered N2,300,000 with woodwork inclusive. However, in today’s market, that figure will be way less sufficient especially if you are looking to roof your house with stone-coated roofing sheets.
Fast forward to 2024, the average house owner spends close to a whooping N4,500,000 or more to roof their 4-bedroom bungalow with quality stone-coated roofing sheet using high-quality woods.
Of course, this figure is not exact and may vary based on many conditions so do not be discouraged yet as we will break this down in details.
Practical: Woodwork Budget for a 4-Bedroom Bungalow
As shown above, it will cost approximately N2,400,000 to construct high quality woodwork (carcass) for a standard 4-bedroom bungalow.
This project was completed on the 17th of October 2024 in Akure.
Major factors that affects the overall cost of woodwork construction (Roof Budget)
- Building Location
- Wood Specification
- Roofing Material
- Building Size
- Workmanship
- Transportation
Building Location:
We’ve undertaken numerous woodworking projects in various locations and can confidently state that a factor influencing the overall cost of woodwork construction and roof budget in general is the proximity of the building to the local wood market.
In Nigeria today, wood prices tend to be higher in rural markets compared to urban ones. For example, a 2 by 6 piece of wood might cost N2600 per piece in Ikorodu, Lagos State, but you could find the same piece for N2200 in Owo, Ondo State.
This is why we stress the importance of considering the building’s location when budgeting for your roofing project.
Wood Specification:
Carpenters often emphasize that wood specifications are key to determining the cost of woodwork construction in Nigeria. Here’s why:
- Wood Type and Quality: Hardwoods are more expensive than softwoods due to their thickness and durability. Softwoods are lighter in color and weight.
- Wood Thickness and Size: Larger pieces of wood cost more. For example, a 2×6 is pricier than a 2×4, which is more expensive than a 2×3.
- Wood Treatment: Treated wood, preferred for its resistance to rot and insects, adds to the cost.
Before you say, “I found it cheaper,” ensure you consider the type, size and treatment of the wood.
Roofing material:
The type of roofing material significantly affects the dimensions of woodwork, such as purlins and kingposts, which in turn influence the overall cost and budget.
For this client, the preferred roofing material is Milano stone-coated sheets.
- Purlins: Horizontal beams providing structural support.
- Kingpost: The longest vertical distance from the base or horizontal beam.
Using stone-coated sheets requires narrower purlins for proper tile installation and higher kingposts for adequate water runoff.
Building Size:
Let’s not forget the size of the building. The building’s size plays a crucial role in determining the overall wood requirements, thereby affecting the total cost of the woodwork and entire roof budget.
Workmanship and Transportation:
Workmanship charges vary based on the building type and the carpenter’s expertise.
That being said, you have to be cautious of “very cheap carpenters,” especially when using stone-coated roof tiles.
Also, consider the cost of transporting wood from the sawmill to your site when budgeting for your four-bedroom bungalow
Practical Roof Budget Using Milano Stone Coated Roof Tiles for a 4-bedroom bungalow
The quote below is for a client in Akure whose building measures 72 ft by 42 ft. Also, the kingpost we constructed was set at 22 ft.
Normally, we set the kingpost at 15 ft, but we couldn’t do that this time to accommodate the resets. From the image below, you will notice that the building contains many resets.
From the invoice, the roof area is the main factor affecting the cost of roofing sheets.
Additionally, our client has spent N7,185,000 on roofing a four-bedroom bungalow in Akure, covering only the woodwork and stone-coated roof tiles.
Next, we’ll examine the cost of PVC rain gutters and water collectors.
PVC Rain Gutter/Water Collector Budget for a 4-bedroom
No need for long talks here. The rain gutter or water collector collects rain water and passes it down through connecting pipes popularly known as down pipes.
Other accessories listed are used to hold the rain gutter and downpipes to the roof and walls respectively.
In conclusion, roofing a standard 4-bedroom bungalow will cost around N6,000,000 to N8,000,000 using high-grade woods, quality stone-coated roof tiles and very durable pvc water collector/rain gutter.
