Updated 26 October 2026 · SK Home Improvements
A roof repair fixes a specific fault, such as slipped tiles or failed flashing, while a roof replacement strips and renews the whole covering, membrane and battens. Repairs typically cost £300–£1,500 and a pitched roof replacement £7,000–£15,000, including VAT. The age of the covering and how widespread the problems are usually decide which makes sense.
Should you repair or replace your roof?
Repair your roof if the problem is in one area and the rest of the covering is sound, and replace it if faults are widespread, the covering is near the end of its life, or you are paying for repeated repairs. A few slipped tiles, a cracked ridge tile or a leaking flashing around a chimney are classic repair jobs. Many slipped or broken tiles across the roof, sagging, failed underlay or rusted nails in a slate roof point towards replacement.
Because the costs of scaffolding and access are similar for both, it can make sense to replace an ageing roof rather than repair it piece by piece. A survey from the roof itself, not just from the ground, gives the clearest picture.
What are the signs your roof needs attention?
The most common signs of a roof problem are water getting in and visible damage to the covering. Look out for:
- Damp patches or stains on ceilings and walls of the top floor.
- Daylight visible through the roof from inside the loft.
- Slipped, cracked or missing tiles or slates, especially after storms.
- Loose or cracked mortar on ridge and hip tiles.
- Lifted or cracked lead flashing around chimneys, walls and roof windows.
- A sagging roof line, which can point to a structural issue.
- Damp, rotten or torn underlay, or condensation, in the loft.
- On flat roofs: ponding water, blisters, cracks or splits.
Overflowing gutters can look like a roof leak, so check the fascias, soffits and guttering as well.
How long do roof coverings last?
The lifespan of a roof depends on the covering, the quality of installation, how exposed the house is and how well it is maintained. The figures below are typical, not promises, and the underlay, battens and fixings often wear out before the tiles or slates themselves.
| Covering | Typical lifespan |
|---|---|
| Concrete tiles | 40–60 years |
| Clay tiles | 60–100 years |
| Natural slate | 80–100 years or more |
| Man-made (fibre cement) slate | 25–40 years |
| Felt flat roof | 10–20 years |
| EPDM rubber flat roof | 20–30 years or more |
| GRP (fibreglass) flat roof | 20–30 years or more |
On older slate roofs, a common failure is nail sickness, where the iron nails holding the slates corrode and slates begin to slide out.
What does a roof repair involve and cost?
A roof repair fixes a specific fault and typically costs £300–£1,500 including VAT, depending on the problem and how the roof is reached. Common repairs include replacing slipped or broken tiles, re-bedding or replacing ridge and hip tiles, renewing lead flashing or valleys, repairing chimney pointing and flaunching, and patching a small area of a flat roof.
Access is often a large part of the cost. Small jobs on a bungalow may be done from ladders or a tower, while work on a two- or three-storey house usually needs scaffolding for safety. Where mortar-bedded ridges keep failing, a mechanically fixed dry ridge system is a common longer-lasting fix.
What does a full roof replacement involve and cost?
A pitched roof replacement typically costs £7,000–£15,000 including VAT, depending on the size and shape of the roof, the covering you choose and the condition of the timbers underneath. A typical job follows these stages:
- Put up scaffolding with edge protection and arrange a skip.
- Strip the old tiles or slates, battens and underlay.
- Inspect the rafters and repair or replace any rotten or damaged timbers.
- Fit a new breathable membrane and new treated battens.
- Lay the new tiles or slates, with new ridge, hips, valleys and flashings.
- Make good the roofline and gutters, then clear the site.
A typical semi-detached house takes about one to two weeks, depending on the weather. Changing from slate to heavier concrete tiles may need the roof structure checked, because it adds weight.
Are flat roofs repaired or replaced differently?
Flat roofs are often replaced rather than repaired once they start to leak in several places, because water spreads under the covering and the deck beneath can rot. A flat roof replacement typically costs £2,000–£4,500 including VAT. The three common coverings are:
- Built-up felt: layers of modern torch-on or cold-applied felt. Familiar and widely used.
- EPDM: a single sheet of synthetic rubber with few joints, well suited to simple roof shapes.
- GRP: glass-reinforced plastic laid as a liquid with matting, forming a seamless, hard-wearing surface.
Replacing a flat roof is also a good moment to add insulation above the deck, known as a warm roof, which keeps the room below more comfortable and reduces condensation risk.
Do you need permission to repair or replace a roof?
Repairs and like-for-like re-roofing do not usually need planning permission, but listed buildings, conservation areas and homes covered by an Article 4 direction may need consent, particularly if the material or appearance changes. Building Regulations are a separate question. In England and Wales, re-covering a large part of a roof is usually controlled work, either notified by a registered competent person or approved by building control, and may need insulation added where that is practical. In Scotland and Northern Ireland, check with the council whether approval is needed for the extent of work planned.
Bats are protected across the UK. If bats roost in your roof, work cannot go ahead until a licensed ecologist has advised. Our Building Regulations guide explains approvals in more detail.
How can you make your roof last longer?
Regular, simple maintenance is the most effective way to extend a roof's life. Clear gutters and downpipes at least once a year, check the roof from the ground after storms, and fix slipped tiles or lifted flashing promptly, before water damages the battens and timbers. Keep the loft ventilated so moisture from the house can escape, and do not block eaves vents with insulation.
We inspect roofs from close up before quoting and explain whether repair or replacement makes sense. See our roof repairs and roof replacement pages, or get a range from our guide-price tool.
Related services
- Roof repairs: guide £300–£1,500 inc VAT
- Roof replacement: guide £7,000–£15,000 inc VAT
- Flat roofs: guide £2,000–£4,500 inc VAT
Figures in this guide are typical UK ranges including VAT where it applies. They are not quotes. Rules on planning and building control differ between England, Wales, Scotland and Northern Ireland and change over time, so we check what applies to your property before quoting.