When Does a Roof Need Replacing vs Repairing?

It's the question every roofer gets asked first: do I need a repair or a new roof? The honest answer is that 80% of the calls we go out to need a repair, not a replacement. Here's how we make the call — and how to avoid being talked into work you don't need.

1. How old is the roof?

Concrete tile roofs last 40–60 years. Natural slate lasts 80–100 years. If the roof is under 30 years old and you've got one isolated problem, you almost certainly need a repair.

2. How widespread is the damage?

One or two missing tiles, a slipped ridge, a cracked piece of flashing — all repairs. Multiple slipped tiles across the whole slope, sagging between rafters, or daylight visible from inside the loft in several places — that's pointing toward a re-roof.

3. What's the felt like underneath?

Old bitumen felt becomes brittle and tears. Once the felt has failed, water gets straight into the loft even with intact tiles. If we lift a tile and the felt crumbles in our hand across most of the roof, repair becomes pointless — you'd be paying us to put working tiles back over rotten felt.

4. How many repairs have you already had?

If you've had three or more roof repairs in five years, the underlying structure is telling you something. At that point, putting £4,500 into a new roof is cheaper over 10 years than paying for repair after repair.

5. What does your insurance say?

Storm damage is usually covered. If a single event has caused widespread damage and your insurer is paying, take the full replacement — you'll never get a cheaper new roof.

How to spot an oversell

• •Anyone who quotes a full re-roof without going in the loft
• •Anyone who refuses to show you photos of the damage
• •Pressure to 'sign today' for a discount
• •Quotes that don't itemise scaffolding, tiles, felt, battens and labour separately

We always quote repair first if it's an option. Free, no-pressure inspection: 07928 888913.