What the job involves
A typical pitched roof repair is a small to medium job: fixing a leak, replacing slipped or broken tiles or slates, re-bedding a loose ridge tile, or making good after a storm. It is rarely a full re-roof. Most of the work is finding the real cause and fixing it properly, rather than just covering the visible damage.
A good roofer starts with an inspection. That might be from a ladder, from the roof itself, or from inside the loft, where staining, damp timbers or daylight through the roof covering all give clues. Water often enters some distance from where the stain appears indoors, because it runs along battens and rafters before it drips. A leak above a bedroom ceiling might really be a failed flashing near the chimney.
Common repairs include:
- Replacing cracked, slipped or missing tiles or slates.
- Re-bedding or re-pointing ridge and hip tiles.
- Renewing or sealing flashings around chimneys, dormers, skylights and walls.
- Patching or replacing sections of underlay and battens that have rotted or torn.
- Clearing and repairing valleys, and fixing damaged verges and eaves.
- Emergency weatherproofing after storm damage, with a proper repair to follow.
What affects the price
Two repairs that sound the same can cost very different amounts. These are the things that move the price most.
- Access and height. A single-storey extension roof can often be reached with a ladder. A tall house, or a roof over a conservatory or narrow side return, may need scaffolding or a tower. Scaffolding is often one of the largest single items on a small job.
- Extent of the damage. Replacing a handful of tiles is quick. Repairing a wide area, or a roof where many tiles have failed, takes more time and materials.
- Roof covering. Common concrete or clay tiles are usually easy to match. Natural slate, handmade clay, stone slates or discontinued profiles can be costly and slow to source, and some need specialist skills.
- Pitch and complexity. Steep roofs, several levels, valleys, dormers and chimneys all take longer and need more safety measures than a simple pitched roof.
- Cause and hidden damage. If water has been getting in for a while, battens, felt or even rafters may have rotted. This often only shows once the tiles are lifted, so the final bill can grow.
- Flashings and lead work. Lead flashing involves skilled labour and material that costs more than tiles. Renewing a chimney's flashings can cost more than replacing several tiles.
- Urgency. Out-of-hours or same-day storm repairs usually cost more than work booked a week or two ahead, especially when demand is high after bad weather.
- Location. Labour rates, parking, and the cost of scaffold hire vary between regions and between city and rural areas.
- Waste and clean-up. Removing old materials, and any extra work to clear gutters or debris, adds to the job.
- Minimum charges. Many roofers have a minimum for a visit, because travel, set-up and safety equipment cost the same however small the repair.
The prices on this page show what other homeowners actually paid, which gives you a more useful reference point than a generic average. Compare your job with similar ones in your area and note how access and roof type differ.
Ways to keep the cost down
- Act early. A few slipped tiles cost much less to fix than a ceiling and insulation that have been soaked for months. Look at your roof from the ground after storms, using binoculars if you have them.
- Bundle jobs. If you need scaffolding for one repair, ask whether other work such as fascia, guttering or a second repair can be done while it is up.
- Get the diagnosis right. Pay for a proper inspection rather than guessing. Fixing the wrong thing and paying again later is the most expensive route.
- Be flexible on timing. If the roof is made watertight temporarily, a planned repair on a quieter week is often cheaper than a rushed one.
- Provide photos and loft access. Clear the loft hatch and take photos of any stains. It saves the roofer time and helps them quote accurately.
- Check your insurance. Storm damage may be covered by buildings insurance. Read the policy and report it before any permanent work starts. Keep photos and receipts for any emergency work.
- Get several written quotes. Make sure each one covers the same scope, so you are comparing like with like.
What should be included in a quote
Ask for the quote in writing. A useful one covers:
- [ ] Your name, address and the roofer's full business name, address and contact details.
- [ ] A clear description of what will be repaired, and where on the roof.
- [ ] Materials to be used, including tile or slate type, and whether they will match the existing roof.
- [ ] Whether scaffolding or a tower is included, and who arranges it.
- [ ] Labour, materials, waste removal and VAT shown clearly, or a statement that VAT does not apply.
- [ ] What happens if hidden damage is found, and how any extra work will be agreed before it goes ahead.
- [ ] Start date, expected duration and what happens if the weather delays the work.
- [ ] Payment terms, including any deposit and when the balance is due.
- [ ] Details of insurance cover, including public liability.
- [ ] The guarantee offered on workmanship, in writing.
Questions to ask a roofer
- What do you think has caused the problem, and how can you be sure?
- Can you show me photos of the damage, before and after?
- Will the repair be permanent, or is it a temporary fix?
- How will you match the existing tiles or slates?
- Is scaffolding needed, and is it in the price?
- Who will be doing the work, you or subcontractors?
- What insurance do you hold, and can I see the certificate?
- What happens if you find more damage once the work starts?
- Do you belong to a recognised trade body, and can I check that directly?
- What guarantee do you give, and what does it cover?
If your roof is old, ask whether the repair is worth doing or whether it is nearing the end of its life. A sensible roofer will tell you honestly. If there is any chance that older materials, such as cement sheets or some old boarding, contain asbestos, say so and ask how it will be handled. Also mention if you have seen bats in or around the roof, as they and their roosts are legally protected.
How long it takes and what to expect
Many small repairs are done in a single visit, often within a day. Larger repairs, or ones that need scaffolding, take longer because the scaffold has to be put up and taken down either side of the work. Weather matters too. Roofers will not work safely in high winds, ice or heavy rain, so dates can move.
On the day, expect the roofer to set up access, strip the damaged area, repair or replace underlying battens and underlay if needed, then refit the covering. Mortar for ridge tiles needs time to set, so cosmetic finishing may take longer. You should be told what was found and what was done. Photos taken during the work are a good sign.
After the job, check the loft the next time it rains. Make sure the area is tidy, no loose tiles or debris remain in the gutters, and that you have the paperwork and guarantee. A repair that passes a spell of wet weather is a good sign.
Signs a quote is too cheap or too expensive
Possible signs of a quote that is too cheap:
- It is vague, such as "fix roof", with no detail on materials or method.
- The roofer wants cash only, a large deposit upfront, or will not give a written quote or name.
- No mention of scaffolding on a high roof, which suggests unsafe working or an extra charge later.
- The roofer proposes covering a leak with sealant or mortar only, when the problem is clearly a worn or damaged covering.
- Pressure to decide on the spot, or claims that your roof is dangerous when you have had no chance to see it yourself.
- No insurance or no traceable address.
Possible signs of a quote that is too expensive:
- It is far higher than similar local jobs, with no explanation such as difficult access or specialist materials.
- A full re-roof is suggested for a localised fault, without evidence that the whole roof has failed.
- Costs are lumped together, so you cannot see labour, materials and access separately.
- Large allowances for unknown extras with no process for agreeing them.
If a quote seems off, ask the roofer to explain it line by line, and get another opinion. The prices on this page can help you judge whether a figure is in a sensible range for similar work near you.