Roof repair cost guide

We’ve calculated ballpark prices for different types of roof repair jobs and got top tips from professional roofers on Checkatrade. Along the way, we’ll bust common roofer jargon, and show you how best to approach managing and repairing your roof.

Please note: The cost range(s) in our guides are estimated average costs based on current market research and input from our expert tradespeople.

How much does roof repair cost in the UK?

Every roof repair project will differ in cost. We recommend that you contact at least three qualified roofers to gain an accurate quote for the roof repairs. And in doing so, they can each identify the issue and provide a way to resolve it.

To help you budget, here are the estimated costs for a roof repair in the UK.

Cost to repair a roof valley

The roof valley is where two sloping roofs meet. Not only does it join up the roof, but it’s built to channel rainwater down towards the gutter. The roof valley, as you would expect, deals with a huge amount of water, and is prone to leaking over time.

If you were only replacing the cement or re-using existing valley flashing, then costs will start at £375. To repair one roof valley will take half a day and cost around £350.

If you had two valleys to repair, then it could take 1 day and cost around £450.

Flat roof repair cost

The repair cost of a flat roof is £220 per m².

The quality of flat roof construction has improved enormously over the past couple of decades, which is both good and bad news. It means that your old (pre-1990s) flat roof is likely to be at risk. The good news is that you’ll end up replacing it with something far superior that should last you for the foreseeable lifetime of the house itself.

Older flat roofs are more prone to suffering from leaks than pitched roofs. The reason is that rainwater has no natural place to escape to and the felt-and-gravel style roof seen on many a suburban extension is likely to be totally flat. Modern flat roofs are always built up with firrings, giving a 2-3˚ slope to allow water run-off.

Couple that with the damage that burning sun, mosses and general wear and tear can inflict on a bit of usually stuck-down old felt, and you can see why they have a bad reputation.

Tile replacement cost

If you have a missing or loose tile that is letting in water, this is something you need to get fixed immediately. If you leave it to continue leaking, you will be repairing a whole lot more on the inside of the roof and even in your home.

Costs for a roof tile repair/replacement start at £210 per m².

Flashing repair cost

Lead flashing helps to protect the edge of your roof where the tiles meet brickwork. It’s a similar problem to missing or broken roof tiles – it allows rain into your home, damaging your interior.

Again, the cost of roof flashing repair is similar to a tile replacement. Repairing a metre or so of flashing will usually cost around £250.

Leak repair cost

Leaks will generally appear if there’s an issue with your roof tiles or flashing. The pricing will depend on the severity of the leak, but you can expect to pay around:

• £210 for new roof tiles
• £250 for new flashing (around a metre)

Sagging roof repair cost

Sagging roof repair costs vary. It ultimately depends on what caused the issue of your roof sagging.

If the issue is around the weight of the roof material weighing down on the timber frame, then additional joists may be required. This can cost anything between £1,000 and £2,000, depending on how many you need.

If your roof’s sag problem is to do with the internal structure becoming waterlogged, then this can set you back anything from £5,000 to £12,000, depending on the size of the property.

Slate roof repair cost

When it comes to the cost of repairing your slate roof, the price you pay will depend on the size and complexity of the job, as well as the exact type and colour of slate your roof is made of.

Repairing or replacing a few slates will be cheaper than repairing an entire slate roof. To help you calculate the slate roof repair cost for your home, you can expect to spend roughly £465 per m².

Felt roofing repair cost

If your roof felt is damaged, repairing it is a fairly straightforward job – especially if the only roofing material is felt. However, if you have tiles on top of the roof felt then getting access to repair the felt will require removing the tiles and then replacing them once the felt has been successfully repaired.

The average cost of felt roofing repair in the UK is around £265 per m².

Leadworks repair cost

Leadworks and lead flashings cover the joints of a roof to provide waterproof protection and allow water to run off down guttering channels. Although lead is a durable, long-lasting material, from time to time it will need repairing.

The cost of leadwork repair work will depend on a number of factors, including the size and type of your roof, the amount of leadwork that needs repairing, the ease of access, and whether scaffolding is needed. (If the job does require scaffolding, check out our guide to scaffolding costs).

The average cost of leadworks repair is in the region of £350 per metre.

Polycarbonate roofing repair cost

Typically used for garages, sheds, greenhouses and conservatories, polycarbonate roofing is a lightweight and extremely hard-wearing material, verging on unbreakable. However, polycarbonate sheets aren’t scratch resistant and some surface denting or scratching may occur, if the roof isn’t properly maintained.

If you find yourself with a polycarbonate roof that needs some TLC, the average cost of polycarbonate roofing repair is around £145 per m².

Is your conservatory roof in bad shape? Check out our guide to conservatory roof replacement costs.

Fibreglass roofing repair cost

Fibreglass, otherwise known as Glass Reinforced Polyester (GRP), have become a popular roofing material thanks to its low cost, durability, and easy maintenance.

An average fibreglass roofing repair cost is around £380 per m². For whole roof installation costs,  take a look at our guide to fibreglass roof costs.

Other types of roof repair costs

With there being so many different types of roof materials these days, here are average roof repair costs for a number of other specific types of roofing:

• Tiled conservatory roof repair – £195 per m²
• Liquid plastic roofing repair – £100 per m²
• Single ply membrane roofs repair – £270 per m²
• Dry ridge repair – £98 per metre
• Pitched roofing repair – £375 per m²
• Glass roof repair – £1,000 per m²
• Roof lights repair – £1,000 per m²
• Chimney cowlings repair – £250 each
• Balcony roofing repair – £270 per m²
• Ridged tiles repair – £98 per metre

Other potential costs for your roof repair

On top of the cost to repair your roof, it’s also worth bearing in mind the additional cost for scaffolding. The cost for a single scaffold up to 10m high is around £625 per week. Check out our scaffolding cost guide for more information on this.

If you need to repair or replace your roof window system (a Velux window potentially), then this will cost in the region of £800 - £1,100, if not more. Find out more about skylight costs in our guide.

You may also need to pay for a skip. Skip hire prices depend on the size of skip you need and where you’re located in the UK. A 2-3 yard skip will cost anywhere between £60 - £150, while a Builder 6-8 yard will be £230 - £295. Read more on skip hire costs.

Common roof problems

The first you’ll know about a problem with your roof is when you find a leak.

A leak will most likely appear as brown staining on your ceiling. If left unattended it will eventually create a bubble in the ceiling plasterboard. This visible evidence of damage is not always directly under the failed roof tile itself. A hole will generally be found in the felt or membrane found fitted on the roof structure below the battens and tiles.

Roofing membranes degrade over the years. The most common roof failure is a cracked tile, letting in penetrating rain. This water then finds its way under the tile and finally drips onto your ceiling. If you’ve boarded the floor in the loft space, it’s this boarding that will absorb the water. This often leads to delays in actually identifying that there’s a problem in the first place.

There are other symptoms of common roof problems. The lead flashing, which is used to cover the joins between vertical walls and roofs, can be secured poorly. It can be prone to slippage over time and water can then find its way through the gaps. The rainwater management system that controls rain coming off your roof might fail. This causes gutters to get blocked and plastic downpipes to pop out of their connections. Fascias and soffits covering the junctions of roofs and walls may also erode over time. If they are made of timber, they can deteriorate with harsh weather and once weakened will need immediate repair.

All of these issues are very much repairable. The problem is that they are all challenging for DIYers. Roofs are, quite obviously, incredibly dangerous places to be working on and with all of the above, an experienced roofer, with the correct health and safety training, is essential.

When should I replace my roof altogether?

If you have a severe underlying issue with your roof, a patch repair to stop the odd leak will not suffice. The relatively high costs of continually repairing problems may mean that a comprehensive re-roofing is required.

Re-roofing can take one of two forms, a project where the existing rafters are found to be dry, stable, not rotting, and structurally sound. In this scenario, the felt, battens and tiles are replaced. The other re-roofing solution is a much more invasive full rebuild of the roof structure.

In most cases, the latter is only really an issue on properties many decades old and is often visible to the naked eye through bows and curves in the shape of the ridge or pitch.

Read our roof replacement cost guide for a more in-depth look at replacing the whole roof, and what you can expect to pay for it.

What to look for when hiring a roofer near you

Roofing is not recommended for a DIY project. Working at height brings inherent dangers, and without the proper safety equipment, scaffolding and procedures, you could seriously hurt yourself and others. We always recommend getting a professional roofer in to either make repairs to your roof or to replace it entirely.

Select a local roofing company

Choose a roofing company local to your area. This means if you need any further assistance at a later date they will be easy to get hold of.

Avoid roofers that come cold calling at your door, as they may just be passing through, and may vanish once the job is done.

You can find checked and recommended roofers on Checkatrade, simply enter your postcode below.

Choose roofing specialists

Look for roofing contractors that specialise in the type of work you require. A business should choose an experienced commercial roofer. If you want a flat roof, find a contractor specialising in flat roofs.

For specific work, such as a heritage roof or repairing of leaks, find out what credentials the roofing company has in these areas before making your decision.

Check out our hiring guide on hiring a roofer!

Make sure you check the quality and date of feedback from customers

Many good roofing contractors get lots of their work through word of mouth, so go on Checkatrade to search for a recommended and checked local roofer with high average feedback scores.

Ask to see examples of work and roofing projects already undertaken. Find out what accreditations the roofing company has. These are all examples that demonstrate high-quality standards.

High standard of professionalism

A quality roofer will provide you with a free consultation and quote, so you should never be charged for these. A good roofing company will also talk through all the different options with you for your roof, without putting you under any pressure to make a decision.

Importantly, if the roofer turns up on time, answers and returns your calls, and does what they say they’re going to do, this is a positive indication of reliability and trustworthiness.

Don’t go for the cheapest quote

Getting value for money from any roofing company is essential, but a cheap quote alone shouldn’t be the determining factor. The important thing is the quality of workmanship and materials used because a cheap job poorly done using shoddy materials will prove a false economy in the long run.

FAQs

Will I need planning permission for a roof repair?

You can repair or replace your roof under permitted development rights assuming there is no evidence of protected species being present. Any alterations project must be no more than 150mm from the original plane. If you are repairing or replacing less than 25% of your existing roof, building regulations approval will not be necessary. If, however, your project is more significant, you will require building control approval.

Who should repair or replace my roof?

Given the danger of working at heights and the skill required to do a job that lasts, it is essential to employ an experienced roofing contractor. Use Checkatrade to find someone in your area to give you professional advice.

What roof jargon should I be aware of?

The humble roof has a language all of its own – so when you’re talking to roofing specialists about repair and/or replacement, it’s good to have an idea of the key terms.

Ridge

The highest part of the roof where two different slopes meet on a flat plane is called the ridge. Special tiles called ridge tiles provide a form of capping – curved or angled – to stop rain from entering.

Hips

A hip is the same as a ridge, but on a lower, sloping part of the roof. Again, special hip tiles provide a capping between the two angled tiles.

Valley

We mentioned this earlier, but a valley is the V-shape at the bottom of where two roof slopes meet.

Pitch

The pitch is the angle of the roof slope. The taller the roof, the bigger the pitch. Most roofs tend to have a pitch between 30-45˚ – even modern ‘flat’ roofs tend to have a pitch of around 3˚. The steeper the pitch, the quicker the rain falls off – and in snow-bound countries, shallower pitches require more support because of the heavier loading accumulated snow brings.

Flashing

The (usually) lead cover that overlaps the junction of a vertical wall, chimney or dormer with the roof itself, preventing water from getting in the gap.

Gable

The solid bit of wall that is on the same level as the pitched roof is called the gable, or gable end.

Verges

A verge describes the edge of a sloping roof as it means a gable end.

Eaves

The eaves are the underhanging element where the roof meets the walls.

Soffits

Soffits bridge the gap between the top of the wall and the underside of the roof.

Fascias

Otherwise known as a bargeboard, fascias provide a decorative solution for covering the point at which the wall and roof intersect – they also have a practical function in carrying the guttering.