How to tell whether your roof needs a repair or a full replacement, what each typically costs in 2026, and the signs to look out for before winter.
Most roofs don't need replacing as soon as a leak appears. In our experience, a well-built roof with sound timbers can often be repaired for a fraction of the cost of a new one. Here's how to tell the difference.
Signs your roof needs attention
- Damp patches or staining on bedroom ceilings
- Daylight showing through the roof in the loft
- Slipped, cracked or missing tiles
- Crumbling mortar on the ridge or verges
- A sagging roof line
- Heavy moss holding water on the tiles
One sign on its own usually means a repair. Several together, especially a sagging roof line or widespread damp, often point to a re-roof.
When a repair is the right call
If the timbers are sound and most of the tiles are in good condition, a repair is usually the better value. Typical 2026 guide prices are:
- Replacing slipped or cracked tiles: £170 – £460
- Re-bedding a full ridge: £500 – £1,400
As a rule of thumb, if repairs would cost more than about a quarter of the price of a new roof, replacement starts to make more sense.
When it's time for a new roof
A full re-roof makes sense when the covering has reached the end of its life, the membrane underneath has failed, or repairs keep coming back. Typical guide prices for a concrete tile re-roof, including scaffolding and waste, are:
- Terraced house: £5,200 – £8,600
- 3-bed semi: £7,500 – £12,100
- Detached house: £9,200 – £14,900
Most houses take 3 to 8 working days. Building regulations approval is usually needed if you replace more than a quarter of the roof area or change the insulation.
Flat roofs: consider EPDM
For garages, extensions and dormers, EPDM rubber roofing typically costs £90 – £140 per m² fitted and can last 30 to 50 years when installed correctly, much longer than traditional felt.
Our approach
We always start with a free roof check and send you photos of what we find. If a repair will do the job, we'll tell you. If the roof needs replacing, you get a fixed, written price before any work starts.
Book a free roof check or call 0800 193 9030.
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