Roof repairs fix specific faults in a pitched or flat roof, such as slipped or cracked tiles, loose ridges, failed flashing, leaking valleys or chimney defects, to stop water getting in without replacing the whole roof.
Homes across Edinburgh and the Lothians vary a great deal, so we price roof repairs only after seeing the property. Our coverage takes in Edinburgh, Livingston, Musselburgh and Bathgate and the surrounding districts. As a guide, expect £300–£1,450 including VAT in Scotland; the final figure depends on size, materials and access. Any permissions are checked against the rules for Scotland before we quote.
- Guide price
- £300–£1,450 inc VAT
- Time on site
- Half a day to 3 days for most repairs
- Planning rules
- Scotland
- Price level
- About 4% below the national guide
- Towns listed
- 7
- Survey
- Free, with a written quote
How much do roof repairs cost in Edinburgh and the Lothians?
In Edinburgh and the Lothians, guide figures for roof repairs sit at £300–£1,450, VAT included. We set them using rates for Scotland, currently about 4% below the national guide. The table shows what pushes a project towards either end of the range; your own price is set after a free survey.
| Type of job | What it usually involves | Guide in Edinburgh and the Lothians |
|---|---|---|
| Minor repair | Replacing a handful of slipped or broken tiles from ladders or a roof ladder. | £200–£500 |
| Ridge, flashing or valley repair | Rebedding a ridge run, renewing flashing or relining a short valley. | £400–£1,150 |
| Larger repair with scaffolding | Several faults, chimney work or repairs on high roofs needing scaffolding. | £950–£2,900 |
The main things that change the figure:
- Number and type of faults to repair
- Roof height and steepness
- Matching tiles, slates or lead to the existing roof
- Hidden damage to battens, felt or timbers found during repair
Scope of the work
- Inspection to trace the source of leaks or damage
- Photos of the problem areas and a clear written explanation
- Replacement of slipped, cracked or missing tiles and slates
- Ridge, hip and verge rebedding or dry-fix conversion
- Lead flashing, valley and chimney junction repairs
- Clearing debris from gutters and the work area
Homes in Edinburgh and the Lothians
Edinburgh's New Town is a planned Georgian sandstone townscape within a World Heritage Site, and districts such as Marchmont and Leith have Victorian tenements. Bungalows and villas fill the suburbs, Midlothian has former mining villages, Livingston was built as a new town, and East Lothian villages often have red pantile roofs.
Listed and conservation-area homes need careful window and stone repairs. Bungalows commonly suit loft conversions and dormers, and suburban semis take extensions and garage conversions.
East-coast weather brings cold winds, haar and frost, and exposed hills around the city catch wind-driven rain.
Do you need permission in Edinburgh and the Lothians?
The notes below cover Scotland, which is where Edinburgh and the Lothians sits. Rules change and every property is different, so we speak to the council before pricing your job.
In Scotland, like-for-like re-roofing does not usually need planning permission, except on listed buildings or in conservation areas.
Like-for-like re-covering does not usually need a building warrant, but structural changes or new roof windows can. Bats are protected across the UK; if they roost under roof tiles, soffits or fascias, work stops and a licensed ecologist advises before it restarts.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
How does the job run?
A visit to your home
We begin by looking at the job in person. During the free survey we discuss options, materials and budget for roof repairs, and photograph or measure anything the quote needs to reflect.
Written quote
You get the price in writing, itemised so you can see where the money goes. As long as the specification stays the same, that is the price you pay for roof repairs.
Plan and prepare
Once you accept, we agree start dates, order materials and deal with any planning, building control or neighbour notices the job needs. You'll know who is coming and when before work begins.
Finish and handover
Work goes ahead as scheduled and you deal with one contact throughout. When the last trade leaves, we clear and clean the site, talk you through what has been done and pass on any certificates and care instructions.
What you can expect from us
Questions about roof repairs in Edinburgh and the Lothians
Is it worth repairing an old roof?
Repairing an old roof is worthwhile when the problem is isolated and the rest of the roof is sound. If tiles are widely porous, battens are rotten or the felt has perished, repeated repairs may cost more over time than a new roof. We look at the overall condition, explain the likely lifespan and give you prices for both where it makes sense.
How much will roof repairs cost in Edinburgh and the Lothians?
As a guide, expect to pay £300–£1,450 including VAT for roof repairs in Edinburgh and the Lothians. That range is adjusted for Scotland, which runs about 4% below the national guide. Where your project lands depends on size, materials, access and the condition of what is already there. We confirm a fixed price in writing after a free survey of your home.
What is dry-fix ridge and is it better than mortar?
Dry-fix ridge systems use screws, clips and weather seals instead of mortar to hold ridge and hip tiles in place. They avoid the cracking and loosening that mortar suffers over time, need less upkeep and are now common on new roofs. Mortar-bedded ridges suit some period or conservation-area roofs. We recommend the method that suits your roof and its location.
Do I need planning permission in Edinburgh and the Lothians?
It depends on the work, the size of the project, your property type and whether the building is listed or in a conservation area. Edinburgh and the Lothians is in Scotland, so Scotland's rules apply. Many smaller jobs need no planning application, but some still need building control approval. We check what applies to your address before quoting.
Why is my roof leaking?
Roof leaks usually come from slipped or cracked tiles, failed flashing around chimneys and walls, leaking valleys, blocked gutters overflowing, or perished felt beneath the tiles. Water can travel along timbers before it drips, so the stain on your ceiling may not be directly under the fault. Condensation in the loft can also look like a leak. We trace the source before recommending a repair.
Towns in Edinburgh and the Lothians
We offer roof repairs in each of the towns below, all within Edinburgh and the Lothians. Select yours for guide prices, postcodes covered and nearby places.