If the problem is confined to one area, such as a few slipped tiles, a cracked ridge or a worn flashing, a repair is usually the right answer. If the tiles, fixings, battens or underlay are failing across the whole roof, or you keep paying for repairs to the same roof, a new roof is often better value in the long run. The deciding factor is the cause of the problem, not how bad it looks from the street.
Start with the cause
Before deciding anything, you need to know why the roof is failing. Two roofs with the same symptom can need completely different fixes.
- A leak after a storm might be one lifted ridge tile. A quick repair.
- A leak that keeps coming back in different places might mean the underlay has perished across the roof.
- A few slipped slates might be refixed. Slates slipping all over usually means the nails have rusted through everywhere.
A proper survey should find the cause. Our guide to what happens during a roof survey explains what a roofer should check.
When a repair makes sense
- The damage is in one area, such as a single slope, ridge, valley or chimney
- The rest of the covering, battens and underlay are in good condition
- The problem has a clear one-off cause, such as storm damage or a fallen branch
- Matching tiles or slates are available, or can be reclaimed
- The roof has not needed repeated repairs
Common repairs include refixing slipped tiles, replacing broken slates, re-bedding or dry-fixing ridges and verges, renewing lead flashings and repairing valleys.
When a new roof makes sense
- Tiles or slates are slipping across the roof because the fixings have failed
- The tiles are brittle, porous or flaking in many places
- The underlay is torn, perished or missing
- Battens or roof timbers are rotten
- You have had several repairs and the problems keep returning
- The roof has a dip or sag that points to wider problems
See our guide to signs you need a new roof for more on what to look for.
The middle ground: partial re-roofing and strip and relay
It is not always a choice between a small repair and a complete new roof.
- Re-roofing one slope. If one slope takes the weather and the others are fine, it may be possible to replace just that slope.
- Strip and relay. On many older slate and clay tile roofs, the tiles are sound but the nails and battens are not. The roof is stripped, the good tiles saved and relaid on new battens and breathable underlay, with any missing ones matched.
- Flat roof sections. A tired felt roof on a garage or dormer can be replaced on its own, without touching the main roof.
Bear in mind that larger jobs, including re-covering a big part of a roof, usually need to meet the building regulations, and may mean adding insulation. Our guide to building regulations when you re-roof explains when.
Weighing up the value
Every roof is different, so there is no one-size answer. The factors that affect the cost and value of each option are:
- The size and shape of the roof, including hips, valleys, dormers and chimneys
- Access, including whether scaffolding is needed. On many repairs, scaffolding is a large part of the job, so if several repairs are needed it can make sense to combine them, or to consider a re-roof while the scaffolding is up
- Materials, such as natural slate, handmade clay or concrete tiles
- The condition of the timbers and underlay
- How long you plan to stay, and whether the roof is likely to affect a future sale
- Peace of mind. New roofs from First4Roofcare come with a 10-year guarantee
Questions to ask your roofer
- What is causing the problem, and can you show me photos?
- Is the rest of the roof in good condition?
- Would a repair solve it, or is it likely to come back?
- Can any of the existing tiles or slates be reused?
- Will the work need building regulations approval or any other permission?
In Essex, Hertfordshire and Cambridgeshire
The right answer often depends on the type of roof common in your area.
- In Colchester, Victorian terraces around New Town and Old Heath have slate or clay tile roofs and lead valleys, while east-facing roofs near The Hythe take the brunt of easterly winds.
- In Rayleigh, many bungalows and chalet bungalows have large roofs relative to the house, and the joins between dormers and the main roof are a common source of leaks that can often be repaired.
- In St Albans, Victorian slate roofs in Fleetville and Bernards Heath suffer from rusting nails, and where a full re-roof is needed the good materials can often be saved and relaid.
- In St Neots, many 1960s and 1970s homes still have original felt flat roofs and timber fascias, which can be replaced without touching the main roof.
- In Southend-on-Sea, salt air rusts metal fixings and wears out older lead and mortar faster than inland.
- In Royston, roofs on the edges of town catch the wind off the open chalk downland, so re-bedding or dry-fixing ridges and verges is a common repair.
How First4Roofcare can help
We will survey your roof, show you photos and explain both options honestly. If a repair will do the job, we will tell you. Find out more about our roof repairs and new roofs, or book a free survey for a clear written quote.