Roof Repair Cost Guide
Your roof protects your home from rain, wind, and snow every single day. When problems arise, knowing what to expect in terms of costs can help you make smart decisions and avoid being caught off guard. This guide covers everything you need to know about roof repair cost in the UK, from small fixes to major repairs.
Key Facts
Pitched clay tile roof repairs typically cost between £110 and £160 for each square metre of work needed.
Water coming through your ceiling is usually the first warning sign that your roof needs professional attention.
The final price you’ll pay for roof repairs depends on three main factors: what’s wrong with your roof, how big the damaged area is, and what materials your roof is made from.
In this article you’ll find:
How much does roof repair cost in the UK?
The cost of fixing your roof depends on several factors. The size of the problem, what materials are needed, and how easy it is for workers to reach the damaged area all affect the final price.
Most homeowners find that basic repairs like fixing a few loose tiles or sealing small leaks fall into the lower price range. More complex issues like replacing large sections of roofing or fixing structural problems will cost significantly more.
The type of roof you have also makes a big difference. A simple flat roof repair might cost a few hundred pounds, while fixing a complex slate roof with multiple levels could run into thousands.
Weather conditions can affect costs too. If you need emergency repairs during a storm, expect to pay premium rates. Planning repairs during dry weather when roofers aren’t overwhelmed with emergency calls can help keep costs down.
Labour costs vary across the UK, with London and the South East typically being more expensive than other regions. However, this is often balanced by greater competition among contractors in these areas.
| Type of Roof | Material / Description | Unit | Repair Cost (Low – High) |
|---|---|---|---|
| Flat Roofs | |||
| Bitumen | m² | £100 – £140 | |
| Glass Reinforced Plastic (GRP) | m² | £130 – £180 | |
| EPDM (Rubber) | m² | £120 – £170 | |
| Pitched Roofs | |||
| Plain tile (clay) | m² | £110 – £160 | |
| Plain tile (concrete) | m² | £90 – £120 | |
| Natural slate 510mm x 225mm (Spanish) | m² | £150 – £220 | |
| Fibre cement tiles 500mm x 250mm | m² | £90 – £130 | |
| Sundry Costs | |||
| Dry ridge | m | £50 – £70 | |
| Dry hip | m | £70 – £100 | |
| GRP valley | m | £30 – £40 | |
| Cutting against valley, hip or Velux windows | m | £10 – £20 | |
| Remove defective lead flashing & fix new; wedge into groove (Code 5; ≤150mm) | m | £50 – £70 | |
| Remove defective stepped lead flashing & fix new; wedge into groove (Code 5; ≤150mm) | m | £80 – £120 |
Common roof problems
Understanding what can go wrong with your roof helps you spot problems early and get them fixed before they become expensive disasters. Here are the most common issues homeowners face.
A hole in the felt or membrane
Felt and membrane damage is particularly common on flat roofs. Small punctures can happen when branches fall or during maintenance work. Even tiny holes can let water through, leading to leaks inside your home.
Signs of felt damage include water stains on ceilings, damp patches on walls, or puddles forming on flat roof surfaces. The good news is that small holes are usually quick and cheap to fix if caught early.
Wind can also lift and tear roofing felt, especially around edges where it might not be properly secured. Regular checks after storms can help you spot this type of damage before it gets worse.
A cracked tile
Clay and concrete tiles can crack for various reasons. Temperature changes make tiles expand and contract, which can cause hairline cracks over time. Walking on the roof for maintenance or cleaning can also crack tiles if you’re not careful.
Cracked tiles don’t always leak immediately, but they weaken over time. Water can get into cracks, freeze in winter, and make the damage worse. It’s better to replace cracked tiles sooner rather than later.
Some tiles crack due to poor installation or low-quality materials. If you notice several tiles cracking within a few years of installation, it might indicate a bigger problem that needs professional attention.
Lead flashing
Flashing is the waterproof barrier around chimneys, valleys, and where your roof meets walls. Lead flashing can crack, separate from surfaces, or get damaged by weather over time.
Problems with flashing often show up as leaks during heavy rain. Water finds its way through gaps and damaged areas, potentially causing significant damage to your home’s structure if left unfixed.
Lead flashing repairs require specialist skills and materials. This isn’t typically a DIY job, as proper waterproofing is essential to prevent future problems.
The rainwater management system
Your gutters, downpipes, and drainage systems work hard to move water away from your roof and foundations. Blocked gutters can cause water to overflow and damage roof edges, while broken downpipes can lead to water pooling around your home’s foundations.
Regular gutter cleaning prevents many problems, but sometimes repairs are needed. Damaged gutter joints, cracked sections, or poorly aligned downpipes all need professional attention.
Poor drainage can also cause water to back up onto your roof, leading to leaks and structural damage. Making sure your rainwater system works properly protects both your roof and your entire home.
Fascias and soffits
Fascias are the boards that run along your roof edge, while soffits are the boards underneath your roof overhang. These wooden or UPVC components can rot, crack, or come loose over time.
Damaged fascias and soffits don’t just look bad – they can let water into your roof structure and provide entry points for birds and insects. Replacing them promptly prevents more serious problems.
Signs of fascia and soffit problems include peeling paint, visible rot, birds or insects getting into your roof space, or boards that look warped or discoloured.
How much does a roof leak repair cost in the UK?
Roof leaks are among the most urgent repairs homeowners face. The cost depends on where the leak is coming from and how much damage has already been done.
Simple leaks from loose tiles or minor flashing issues might only cost a few hundred pounds to fix. However, leaks that have been ignored can cause extensive damage to roof timbers, insulation, and internal decorations, pushing repair costs much higher.
Finding the source of a leak isn’t always straightforward. Water can travel along roof timbers before dripping into your home, making the leak appear far from its actual source. Professional roofers have the experience to track down leak sources quickly.
Emergency leak repairs during storms or outside normal working hours typically cost more than planned repairs. However, the extra cost is often worthwhile to prevent extensive water damage to your home’s interior.
Felt roofing repair cost
Felt roofing repairs cost around £265 per square metre on average. This covers patching holes, replacing damaged sections, and resealing joints.
Small patches for minor damage might cost much less, especially if you catch problems early. However, if large areas of felt need replacing, costs can add up quickly.
The age and condition of your existing felt affects repair costs. Sometimes it’s more cost-effective to replace larger sections rather than patching multiple small areas that might fail again soon.
Tile replacement cost
Replacing one or two roof tiles typically costs between £110 and £160. This includes the cost of new tiles and labour to safely access your roof and complete the work.
More extensive tile repairs, such as fixing slipped or broken tiles across larger areas, can cost between £170 and £500. The final price depends on how many tiles need attention and how difficult they are to reach.
The type of tile affects costs significantly. Basic concrete tiles are cheaper to replace than specialty clay tiles or imported slate. If your roof uses unusual or discontinued tiles, expect higher costs as suitable replacements might be harder to find.
Cost to repair a roof valley
Roof valleys, where two roof sections meet, are particularly prone to leaks. These areas handle large volumes of water and are under constant stress from thermal expansion and contraction.
Valley repairs typically cost more than simple tile replacements because they involve more complex waterproofing work. Expect to pay several hundred pounds for valley repairs, depending on the length involved and the materials used.
Lead-lined valleys are more expensive to repair than those using modern synthetic materials, but they typically last longer when properly installed.
Flashing repair cost
Flashing repairs around chimneys and skylights cost approximately £50 to £70 for minor work. More extensive flashing replacement can cost significantly more, especially if lead flashing is required.
The location of damaged flashing affects repair costs. Chimney flashing is often more expensive to fix than simple wall flashing because of the complex angles and waterproofing required.
Quality flashing work is essential for preventing future leaks. While it might be tempting to choose the cheapest quote, proper flashing installation requires skill and experience.
Leadworks repair cost
Lead roofing and flashing repairs require specialist skills and are typically more expensive than working with modern materials. However, lead work, when done properly, can last for decades.
Lead repairs might involve welding, which requires qualified tradespeople. This specialist skill level is reflected in higher labour costs compared to basic roofing work.
The price of lead as a raw material also affects repair costs. Lead prices can fluctuate, so get quotes that specify whether material costs are fixed or subject to change.
What’s the average sagging roof repair cost?
A sagging roof is never a good sign and typically indicates serious structural problems that need immediate attention. Repair costs can range from hundreds to thousands of pounds depending on the underlying cause.
Sagging can result from damaged roof timbers, inadequate support structures, or overloading from heavy roofing materials or snow. The extent of structural work needed determines the final cost.
Minor sagging might only require additional support beams or timber repairs. Major structural issues could require rebuilding sections of your roof framework, which is much more expensive.
Don’t ignore a sagging roof – the problem will only get worse and could eventually lead to partial roof collapse. Getting professional assessment and repair quotes quickly is essential for both safety and cost control.
Insurance might cover sagging roof repairs if they result from covered events like storms or sudden damage. Check your policy and consider contacting your insurer before beginning repairs.
| Issue | Repair Type | Material / Component | Unit | Cost Range |
|---|---|---|---|---|
| Roof sag due to heavy roof material | Additional joists required | 150 x 50mm rafters | lm | £25 per lm |
| Roof sag due to waterlogged internal structure | Structural reinforcement | Binders or purlins with struts | lm | £30 – £40 per lm |
How does the type of roof I have affect my roof repair costs?
Different roofing materials and styles come with varying repair costs. Understanding your roof type helps you budget appropriately and choose the right contractor for the job.
Flat roof repair cost
Flat roofs are common on extensions, garages, and some modern homes. They’re generally cheaper to repair than pitched roofs because they’re easier to access safely.
Common flat roof materials include felt, EPDM rubber, and fibreglass. Each has different repair requirements and costs. Felt is typically the cheapest to repair, while fibreglass repairs require more specialist knowledge.
Flat roofs are prone to ponding water, which can cause premature wear and leaks. Regular maintenance and prompt repairs help extend their lifespan and reduce long-term costs.
| Roof Type | Material | Unit | Repair Cost Range |
|---|---|---|---|
| Flat Roof | Bitumen | m² | £100 – £140 |
Slate roof repair cost
Natural slate roofs are beautiful but expensive to maintain. Individual slate tiles cost more than clay or concrete alternatives, and working with slate requires specialist knowledge.
Slate repairs often cost two to three times more than similar work on tile roofs. However, quality slate can last over 100 years when properly maintained, making it a long-term investment.
Finding matching slate for repairs can be challenging, especially for older roofs. Sometimes salvaged slate from other buildings is the only way to get a proper match, which affects costs.
| Roof Type | Material | Unit | Repair Cost Range |
|---|---|---|---|
| Pitched Roof | Slate | m² | £150 – £220 |
Polycarbonate roofing repair cost
Polycarbonate roofing is common on conservatories, carports, and industrial buildings. It’s relatively cheap to repair but requires careful handling to avoid cracking.
Most polycarbonate repairs involve replacing damaged panels rather than patching. The lightweight nature of the material makes installation quicker and cheaper than heavier alternatives.
UV damage can make polycarbonate brittle over time. If your polycarbonate roofing is showing signs of general deterioration, it might be more cost-effective to replace larger sections rather than patching individual problem areas.
| Roof Type | Material | Unit | Average Repair Cost |
|---|---|---|---|
| Roofing (varied) | Polycarbonate | m² | £145 |
Fibreglass roofing repair cost
Fibreglass (GRP) roofing is popular for flat roofs and complex shapes. It creates a seamless waterproof surface but requires specialist skills for repairs.
Small fibreglass repairs might only cost a few hundred pounds, but larger areas needing re-fiberglassing can be significantly more expensive. The material costs and specialist labour requirements both contribute to higher prices.
Fibreglass repairs must be done in good weather conditions, which can affect scheduling and potentially increase costs if delays occur.
| Roof Type | Material | Unit | Repair Cost Range |
|---|---|---|---|
| Flat Roof | Fibreglass (GRP) | m² | £90 – £130 |
Other types of roof repair costs
Metal roofing repairs depend on the specific type of metal involved. Steel and aluminium are generally cheaper to work with than copper or zinc. Specialist metal roofing contractors often charge premium rates for their expertise.
Thatched roofs require highly specialist knowledge and materials, making repairs very expensive. Only qualified thatchers should attempt repairs, and their services command high prices due to the rarity of the skill.
Green or living roofs are becoming more popular but require specialist maintenance. Repairs involve both roofing and horticultural knowledge, which affects the range of contractors able to do the work and their costs.
| Roof Type / Component | Material / Description | Unit | Repair Cost Range |
|---|---|---|---|
| Tiled Conservatory Roof | Concrete tiles | m² | £90 – £120 |
| Clay tiles | m² | £110 – £160 | |
| Liquid Plastic Roofing | — | m² | £130 – £180 |
| Single Ply Membrane Roof | — | m² | £120 – £170 |
| Dry Ridge | — | metre | £50 – £70 |
| Pitched Roofing | Concrete tiles | m² | £90 – £120 |
| Natural Spanish slate (510mm x 225mm) | m² | £150 – £220 | |
| Glass Roof | 6mm plain glass | m² | £85 – £145 |
| 6.4mm laminated glass | m² | £190 – £316 | |
| Roof Lights | Velux rooflight replacement | — | Starting at ~£1,000 |
| Chimney Cowlings | — | m² | £85 – £145 |
| Balcony Roofing | — | m² | £100 – £140 |
| Ridged Tiles | — | metre | £50 – £70 |
Extra potential costs for your roof repair
Beyond the basic repair work, several additional costs might arise during your roof repair project. Being aware of these helps avoid surprises and budget more accurately.
Scaffolding costs. When roof work requires safe access to higher areas, you’ll need to budget extra for scaffolding rental. A standard scaffold tower reaching up to 10 metres typically costs about £625 for each week it’s needed.
Roof window work. Fixing or replacing roof windows like Velux units can be expensive, with costs ranging from £800 to £1,100 or even higher depending on the complexity of the work and type of window involved.
Waste disposal. Don’t forget to include skip hire in your budget for removing old roofing materials. A smaller 2-3 yard skip usually costs between £60 and £150 to hire, while larger builder skips holding 6-8 yards of waste typically cost £230 to £295.
When should I replace my roof altogether?
Sometimes roof problems are so extensive that replacement makes more financial sense than repairs. Knowing when you’ve reached this point helps you make the right decision for your situation and budget.
If repair costs exceed 50% of replacement costs, replacement usually makes more sense. You’ll get a completely new roof with warranties, rather than patching an aging system that might develop other problems soon.
Multiple simultaneous problems often indicate your roof is reaching the end of its useful life. If you’re dealing with structural issues, extensive leaks, and deteriorating materials all at once, replacement might be the better option.
The average cost of a roof replacement in the UK is £7,000, with most homeowners spending between £4,000 and £19,000. While this seems expensive, it needs to be weighed against ongoing repair costs and the peace of mind that comes with a new roof.
Age is a key factor in replacement decisions. Most roofing materials have predictable lifespans – felt roofs typically last 10-20 years, while slate can last over 100 years. If your roof is approaching the end of its expected life, replacement makes sense.
Energy efficiency improvements might tip the balance towards replacement. New roofing systems can include better insulation and ventilation, reducing your energy bills and potentially qualifying for government grants or incentives.
What to look for when hiring a roofer near you
Choosing the right contractor is crucial for getting quality work at fair prices. A good roofer will save you money in the long run by doing the job properly the first time.
Choose roofing specialists
General builders might offer roofing services, but specialists typically provide better value and quality. Roofing contractors understand the complexities of different roofing systems and have the right tools and experience.
Look for contractors who specialise in your type of roof. A roofer who mainly works on modern tile roofs might not be the best choice for slate repairs, even if they’re willing to take on the job.
Check that potential contractors have relevant insurance and certifications. Professional roofing associations provide training and maintain standards, so membership can indicate quality and reliability.
Make sure you check the quality and date of feedback from customers
Recent reviews and testimonials give you insight into a contractor’s current performance and customer service. Look for patterns in feedback rather than focusing on individual comments.
Ask for references from recent jobs similar to yours. A good contractor will be happy to provide contact details for satisfied customers who can discuss their experience.
Check online review platforms, but remember that very few reviews might indicate a new business rather than poor service. Look for consistency across different platforms and review dates.
High standard of professionalism
Professional contractors provide written quotes, arrive on time for appointments, and communicate clearly about what work needs doing and why. They should be happy to explain their recommendations and answer your questions.
Proper safety equipment and procedures indicate professionalism and protect both workers and your property. Contractors who cut corners on safety might cut corners elsewhere too.
Clear contracts and payment terms protect both you and the contractor. Be wary of anyone who demands full payment upfront or only provides verbal agreements.
Don’t go for the cheapest quote
While cost is important, the cheapest quote isn’t always the best value. Very low quotes might indicate corners being cut, inferior materials, or hidden costs that emerge later.
Compare quotes carefully, ensuring they cover the same work and materials. A higher quote that includes better materials or additional work might actually offer better value.
Consider the contractor’s warranty and after-service support. A slightly more expensive quote with comprehensive warranties might save money if problems develop later.
Select a local roofing company
Local contractors understand regional weather conditions, common roof types, and local building practices. They’re also easier to contact if problems arise after completion.
Local businesses rely on their reputation in the community, providing incentive to maintain high standards. They’re also more likely to be available for warranty work or future maintenance.
Check that local contractors are properly established businesses with fixed addresses. Avoid door-to-door sellers or contractors who can’t provide local references and business addresses.
Brush up on your roof repair jargon
Understanding basic roofing terminology helps you communicate effectively with contractors and better understand their quotes and recommendations.
Ridge
The ridge is the highest point where two roof surfaces meet. Ridge tiles cap this joint, preventing water ingress. Re-cementing ridge tiles typically costs between £150 and £600, depending on the length involved.
Ridge problems often become apparent during high winds when tiles can become loose or displaced. Regular inspection of ridge areas helps catch problems early.
Hips
Hips are the external angles where two roof slopes meet. Like ridges, they require special tiles or covering to maintain weatherproofing. Hip repairs can be complex because they involve multiple angles and water flow patterns.
Valley
Valleys are internal angles where roof slopes meet, creating channels for water flow. They handle large volumes of water and are prone to blockages from leaves and debris.
Valley repairs often require specialist waterproofing techniques and materials, making them more expensive than simple tile replacements.
Pitch
Pitch refers to the angle of your roof slope. Steeper pitches shed water more effectively but are more dangerous to work on, potentially affecting labour costs.
Very low pitches might require different materials or installation techniques to prevent water ingress, which can affect repair costs and options.
Flashing
Flashing provides waterproof joints where your roof meets walls, chimneys, or other structures. It’s critical for preventing leaks but often gets overlooked during routine maintenance.
Quality flashing installation requires skill and attention to detail. Poor flashing work is a common cause of roof leaks.
Gable
Gables are the triangular portions of walls at the end of pitched roofs. They’re exposed to weather from multiple directions and can develop problems with pointing, flashing, or structural movement.
Verges
Verges are the edges of your roof at gable ends. They need proper sealing and finishing to prevent water ingress and wind damage.
Verge repairs often involve re-pointing mortar or replacing edge tiles that have become loose or damaged.
Eaves
Eaves are the lower edges of your roof that overhang your walls. They include guttering and often soffit boards underneath.
Eaves problems can affect both your roof and walls, so prompt attention is important to prevent extensive damage.
Soffits
Soffits are the boards that cover the underside of your roof overhang. They provide ventilation to your roof space and protect the roof structure from weather.
Damaged soffits can let in birds, insects, and water, potentially causing significant problems if ignored.
Fascias
Fascias are the boards that run along your roof edge, usually supporting your guttering. They’re exposed to weather and can rot or become damaged over time.
Fascia replacement often involves guttering work too, which affects the overall cost and complexity of repairs.
Ready to find a professional for your roof repair?
Getting multiple quotes from qualified contractors helps ensure you get good value and quality work. Take time to check credentials, insurance, and references before making your decision.
Don’t rush into roof repairs unless they’re emergencies. Planning ahead allows you to get better prices and choose contractors based on quality rather than availability.
Consider timing your repairs for dry weather when contractors aren’t overwhelmed with emergency work. This often results in better prices and more attention to your project.
Keep records of all roof work, including warranties and maintenance recommendations. This information is valuable for future repairs and can add value if you sell your home.
FAQs
Will I need planning permission for a roof repair?
Most roof repairs don’t require planning permission if you’re replacing like-for-like materials and not significantly changing your roof’s appearance. However, if your home is listed or in a conservation area, you might need special permissions even for basic repairs.
If you’re changing roofing materials, adding roof lights, or significantly altering your roof’s shape, planning permission might be required. Check with your local planning authority if you’re unsure.
Building regulations approval might be needed for structural repairs or significant changes, even if planning permission isn’t required. This ensures work meets safety and performance standards.
Who should repair or replace my roof?
Always use qualified, insured roofing contractors for roof repairs. Roofing work involves significant safety risks and requires specialist knowledge to ensure proper weatherproofing. For complex or expensive repairs, consider getting quotes from multiple contractors to ensure you’re getting fair prices and appropriate solutions.
Some minor maintenance tasks like gutter cleaning might be suitable for DIY, but any work involving getting onto your roof should be left to professionals.
