Do I need a new roof or just a repair?

This is the question most homeowners ask us, and a good roofer will give you an honest answer rather than an expensive one. Here is how we decide.

The short answer

• Repair when the damage is limited to one area and the rest of the roof is sound.
• Replace when the problems are widespread, the roof is at the end of its life or you keep paying for repairs that do not last.

Questions to ask

1. Where is the damage?

If a few tiles have slipped or a section of flashing has failed, that is a repair. If the problem is spread across several slopes, a replacement is likely to be better value.

2. What condition are the tiles in?

Look from a safe place on the ground, using binoculars if you have them. Tiles that are crumbling, delaminating or covered in thick growth across the roof point to replacement. Sound tiles with a few gaps point to repair.

3. What is going on underneath?

The covering is only part of a roof. If the underlay has perished or the battens are rotten, replacing a few tiles does not help. This is why a loft inspection matters as much as a look from outside.

4. How old is the roof?

Age is a guide to when to look more closely, not a rule. A well-built 50-year-old roof in good order beats a badly fitted 15-year-old one. But for concrete tile roofs, as they pass 40 to 60 years, failures start to multiply.

5. How much have you already spent?

If you have paid for several repairs in a short time, you are probably spending toward a new roof without getting one. Add up the cost and compare it with a quote for replacement.

6. Will you be staying?

If you plan to stay for many years, a new roof is a long-term investment and may improve your home's value and saleability. If you are selling soon, a targeted repair and an inspection report may be the sensible choice.

When a repair is the right call

• Storm damage to a small area
• Slipped or cracked tiles
• Failed flashing or flaunching at a chimney
• Crumbling ridge mortar
• A localised flat roof split
• Blocked or damaged gutters

You can read more about our roof repairs.

When replacement is the right call

• Tiles failing across whole slopes
• No underlay or perished underlay
• Rotten battens or rafters
• Leaks that keep coming back in different places
• A flat roof covering that is past its life

Details of what a full re-roof includes are on our re-roofing page.

What an honest roofer will do

They will go up on the roof or use a camera, and look in the loft. They will show you photos of what they found, explain the options in plain language and give you a written, itemised quote. They will not pressure you, and they will tell you if a cheaper repair is the right answer.

The middle road

Sometimes there is a staged option: repair now to stop the leaks and plan a replacement in a year or two when it suits you. That is a reasonable plan if the roof is stable, and we will say so if it applies to yours.

Next step

Request a free inspection and written quote, and we will tell you which category your roof is in.