The roof is the element of a house most homeowners think about least — until it leaks, at which point it becomes the only thing they think about. A well-maintained pitched roof should last 50–100 years; the tiles often outlast the felt and battens beneath them. Knowing the difference between a repair and a full strip-and-re-roof, understanding what materials to specify, and finding a genuinely competent roofer are the three things that determine whether a roof project goes well or badly.
Repair or Full Replacement?
The question that matters first is whether you need a patch repair, a partial re-roof, or a full strip. The answer depends on the condition of the tiles, the felt beneath them, and the roof structure.
Patch repair. Replacing a small number of slipped, cracked, or broken tiles. Appropriate where the overall roof covering is sound, the felt is intact, and the issue is isolated. A competent roofer can inspect from a ladder and tell you within a few minutes whether a patch is sufficient. Cost: £150–£600 depending on access and the number of tiles.
Partial re-roof. Stripping and re-covering one slope or a section of the roof where the felt has deteriorated or the tile condition is poor, while the rest remains sound. More cost-effective than a full re-roof where only part of the covering has reached end of life. Cost: £1,500–£5,000 depending on area.
Full strip and re-roof. Stripping all tiles, removing old felt (or the traditional sarking board in some Scottish and Victorian construction), renewing battens, laying new breathable membrane, and re-laying tiles. Required when the felt is failing across the whole roof (indicated by sagging between rafters visible from the loft), when the battens have rotted, or when the roof is at the end of its overall life. Cost: £5,000–£18,000+ for a typical house.
Before committing to either, have a roofer inspect the loft from inside. The underside of the felt and the batten condition are often clearly visible, and tell more than an external inspection alone.
Tile Materials
Concrete interlocking tiles. The most common modern roof covering in the UK. Durable, relatively inexpensive, available in a wide range of profiles and colours. Lifespan 40–60 years. Heavier than clay, which may require structural checking on older roofs. Widely available and easy to match for repairs.
Clay plain tiles. The traditional covering on pre-war and Victorian housing in much of England. More expensive than concrete, lighter, and with a natural weathered appearance that suits period properties. Lifespan 60–100 years for quality fired clay tiles. Conservation areas and listed buildings often require clay tiles — check before specifying concrete alternatives. Cost premium: 30–50% over concrete.
Natural slate. Spanish or Welsh slate, or reclaimed Welsh slate for period properties. Extremely durable (Welsh slate can last 100+ years), aesthetically superb, and required by many conservation area conditions. More expensive to supply and fix than tile. Spanish slate is affordable and widely used; Welsh slate commands a significant premium. Check that your roofer can lay slate properly — it is a different skill set from tile laying.
Fibre cement slates. A lower-cost alternative to natural slate, widely used on modern housing. Performance is good but longevity is less proven than natural slate. Acceptable in most planning contexts where slate appearance is required but genuine natural slate is not specified.
Plain concrete tiles (plain tiles). As distinct from interlocking profiles — double-lap plain tiles in concrete, cheaper than clay but with a similar appearance. Used on some modern developments as a value alternative.
Felt, Battens and Breathable Membranes
Traditional roofing felt (Type 1F bituminous felt) was the standard underlayer beneath tiles in post-war construction. It has a lifespan of around 30–40 years. When it fails — typically visible as sagging, tearing, or holes when viewed from the loft — it no longer provides the secondary waterproofing layer that prevents wind-driven rain from entering the roof space.
Modern breathable roofing membranes (such as Klober, Monarflex, or similar) are the current standard. They allow moisture vapour to escape from the roof structure while resisting liquid water ingress. They are also lighter and easier to handle than traditional felt. Any new re-roof should specify a vapour-permeable membrane; older-style impermeable felt is no longer recommended practice.
Battens must be treated (pressure-impregnated) softwood, sized correctly for the tile weight and rafter span. Rotten battens are a common cause of tile slippage and must be replaced when re-roofing. Specify BS EN 14915 compliant treated battens.
Flat Roof Replacement
Flat roofs on extensions, garages, and bay windows have historically been a maintenance headache. Traditional felt flat roofs (three-layer built-up felt) have a lifespan of 10–20 years and are prone to pooling water and splitting.
Modern replacements use significantly better systems:
EPDM rubber. A single-ply rubber membrane available in large sheets, fully adhered or mechanically fixed. Lifespan 40–50+ years, excellent UV resistance, very low maintenance. The most popular choice for domestic flat roofs. Cost: £80–£130 per m² installed.
GRP (fibreglass). Seamless, durable, and rigid. Excellent for complex shapes and where roof lights or upstands require precise detailing. Lifespan 25–40 years. Requires skilled installation — poorly applied GRP delaminates. Cost: £90–£140 per m².
Hot-melt membrane. A reinforced bituminous system applied in molten state, creating a fully bonded seamless waterproofing layer. Excellent performance and long lifespan (30+ years). Used on larger commercial-grade flat roofs but available for domestic use. Cost: £100–£160 per m².
For our extended guide on flat roof choices, see Flat Roof vs Pitched Roof.
Pitched Roof Costs
| Work type | Approximate cost (2026) |
|---|---|
| Patch repair (2–5 tiles, minor ridge repointing) | £150 – £600 |
| Partial re-roof (one slope, 3-bed semi) | £2,000 – £5,000 |
| Full re-roof with concrete tiles (3-bed semi) | £5,000 – £9,000 |
| Full re-roof with clay tiles (3-bed semi) | £7,000 – £13,000 |
| Full re-roof with natural slate (3-bed semi) | £9,000 – £18,000 |
| Chimney repointing and flashing renewal | £400 – £1,200 |
Finding a Competent Roofer
Roofing has a disproportionately high number of rogue traders. The most common scams involve cold-calling after a storm, claiming tiles are damaged (often fabricating evidence), and demanding large upfront cash payments for work that is never completed or done badly.
Protect yourself:
Never accept cold-call or door-knock approaches. Get your own independent roof inspection before instructing anyone. A RICS-registered surveyor can provide an inspection report for £200–£400.
Use Competent Roofer or NFRC. The National Federation of Roofing Contractors (NFRC) and the Competent Roofer scheme both require members to demonstrate competence and carry insurance. Find registered contractors at competentroofer.co.uk or nfrc.co.uk.
Get three written quotes. Each quote should specify the materials (tile manufacturer, felt/membrane specification), what is included (scaffolding, disposal, leadwork), and the warranty on both materials and workmanship. Never pay more than 10–20% upfront; the balance on satisfactory completion.
Check insurance and references. Public liability insurance is essential. Ask for two or three recent references and follow them up.