Replacing your roof
Repair or replace, roofing materials, Building Regulations and what to ask your roofer.
3 min read
A sound roof keeps your home dry and warm, and problems tend to get worse if they're left. This guide helps you understand whether you might need repairs or a new roof, and what to check before work starts.
Repair or replace?
Not every leak means a new roof. A few slipped or cracked tiles, a failed flashing or a blocked valley can often be repaired. Signs that a roof may be reaching the end of its life include:
- many slipped, cracked or missing tiles or slates, especially if it keeps happening
- a sagging or uneven roofline
- daylight or damp visible from the loft
- underlay that is torn, brittle or missing
- repeated repairs in different places
A good roofer will tell you honestly if a repair is enough. It's reasonable to ask for photos of any problems they find.
Common roof coverings
Concrete tiles are widely used and usually the most affordable pitched roof covering.
Clay tiles are traditional, long-lasting and keep their colour well, but are usually more expensive.
Natural slate is common on older homes in the North East. It's long-lasting and attractive but costs more to supply and fit. Man-made slates are a cheaper alternative.
Flat roofs are often covered with felt, EPDM rubber or GRP fibreglass. Each has different lifespans and costs, so ask your roofer to explain why they recommend one.
Building Regulations
Replacing a large part of a roof usually needs Building Regulations approval. Approval is also usually needed if you change to a much heavier covering, alter the structure or change the insulation or ventilation. Sources give different thresholds for "a large part", so check with your roofer or your council's building control team rather than relying on a single figure.
There are two ways to get the work approved:
- A roofer registered with a Competent Person Scheme, such as Competent Roofer, can certify their own work and register it with your council.
- Otherwise, building control needs to be told before work starts, and will inspect it.
Either way, you should end up with a certificate. Keep it: you'll need it when you sell.
When a roof is replaced, the rules may also require the insulation to be improved. That can be a good opportunity to make your home warmer.
Planning permission and other rules
Like-for-like re-roofing usually doesn't need planning permission. It may if your home is listed or in a conservation area, or if you're changing the shape or appearance of the roof. Check with your council's planning team if in doubt.
Bats are protected by law and often roost in roofs. If there's a chance bats are present, your roofer should advise you. Disturbing a roost without the right steps can be an offence.
Questions to ask your roofer
- Is a repair possible, or does the roof need replacing? Why?
- Are you registered with a Competent Person Scheme? If not, who will arrange building control?
- What materials and underlay will you use, and why?
- Is scaffolding included, and who arranges any permit for it?
- What insurance-backed guarantee do you offer, and who provides it?
- What happens if you find rotten timbers once the old roof is off?
- How will you protect the house if it rains during the work?
Be wary of cold callers
Doorstep callers who "noticed a problem with your roof" while passing are a well-known tactic. Never agree to work on the spot, and never pay in advance to someone who has knocked on your door. See our guide to misleading grants and offers for more.