Roof Repair Costs UK: Complete 2026 Price Guide

Roof repairs are one of the most important home maintenance jobs, preventing small problems from becoming expensive disasters. Here's what you can expect to pay for roof repairs in 2026.

Average Roof Repair Costs

Minor repairs (a few slipped tiles, small leaks): £150-£400. Moderate repairs (valley repairs, flashing work, multiple tiles): £400-£1,000. Major repairs (structural timbers, large sections of felt, extensive damage): £1,000-£3,000+. Emergency temporary repairs (tarping, emergency patches): £100-£300.

The average homeowner spends £300-£800 on roof repairs when addressing issues promptly. Delaying repairs often leads to £2,000-£10,000+ bills for water damage, structural issues, and mould remediation.

Common Roof Repairs and Typical Costs

Replace slipped/broken tiles: £80-£150 per m² (minimum charge £150-£300). Ridge tile repointing: £30-£50 per metre (typical ridge is 8-10m = £240-£500). Valley repair/replacement: £300-£800 per valley. Flashing replacement (chimneys, walls): £200-£600. Felt/membrane repair: £150-£400 per section. Gutter repairs/cleaning: £80-£200. Moss removal and treatment: £200-£500 for average house. Full re-roofing: £5,000-£12,000+ for a typical 3-bed semi.

Flat Roof Repair Costs

Flat roofs are more prone to problems and repairs cost: Small patch repair: £100-£300. Larger section repair: £300-£800. Full flat roof replacement: £40-£90 per m² depending on material. EPDM rubber: £50-£80 per m². Fibreglass (GRP): £60-£100 per m². Traditional felt (cheapest but shortest lifespan): £40-£60 per m².

Flat roofs typically need replacing every 10-15 years (felt) or 25-50 years (EPDM/fibreglass). Budget for this when buying a property with flat roofs.

What Affects Roof Repair Costs?

Roof height and pitch (higher and steeper roofs require more scaffolding and safety equipment). Access (terraced houses often need scaffolding on both sides, adding cost). Roof material (slate is more expensive to repair than concrete tiles). Extent of damage (small repairs are quick; structural damage requires extensive work). Location (London and South East cost 20-40% more than other regions). Urgency (emergency repairs cost 30-50% more than planned work).

Scaffolding Costs for Roof Repairs

Many roof repairs require scaffolding, which significantly increases costs: Small scaffolding (single wall, 1-2 days): £400-£800. Full house scaffolding (all-round access, 1-2 weeks): £800-£1,500. Scaffolding hire per week after initial period: £100-£200.

For minor repairs, roofers sometimes use roof ladders or cherry pickers (£150-£300 per day) instead of full scaffolding to save costs. However, scaffolding is safer and allows better quality work.

Roof Tile and Slate Costs

If replacing tiles or slates, material costs vary widely: Concrete tiles: £25-£40 per m². Clay tiles: £40-£70 per m². Natural slate: £60-£120 per m². Reclaimed slate (for matching period properties): £80-£150+ per m².

Finding exact tile matches for repairs can be challenging, especially on older properties. Sometimes roofers source reclaimed tiles or re-use tiles from less visible areas.

When to Repair vs Replace Your Roof

Repair if: Damage affects less than 30% of the roof. The roof is under 20 years old (concrete tiles) or 40 years old (slate). Only surface issues (slipped tiles, minor leaks). Replace if: The roof is over 50 years old (slate) or 30+ years (concrete tiles). More than 30% of tiles are damaged. Structural timbers are rotten or sagging. Persistent leaks despite multiple repairs. Felt/membrane has failed across large areas.

A good roofer will honestly advise whether repair or replacement is more cost-effective long-term. Be wary of roofers who always recommend replacement — get second opinions for major work.

Emergency Roof Repairs

After storm damage or sudden leaks, emergency roofers can provide temporary repairs: Emergency tarpaulin covering: £100-£300 (buys time until proper repair). Temporary patches: £150-£400. Emergency call-out: £80-£150+ per hour (evenings/weekends cost more).

Emergency repairs are temporary. Follow up with permanent repairs within days or weeks to prevent further damage. Document everything with photos for insurance claims.

Roof Inspections and Surveys

If you're unsure about roof condition, professional inspections cost: Basic inspection (visual from ground and loft): £100-£200. Full roof survey (includes drone or scaffold access): £200-£500. Pre-purchase survey (for house buyers): £250-£600.

Regular roof inspections every 3-5 years catch small problems before they become expensive. Many roofers offer free inspections if you proceed with recommended repairs.

Insurance and Roof Repairs

Home insurance typically covers: Storm damage (wind over 55mph). Fallen trees or debris. Vandalism or malicious damage. Insurance WON'T cover: Wear and tear. Lack of maintenance. Gradual deterioration. Pre-existing damage.

If claiming on insurance, get multiple quotes, document all damage with photos, and keep all receipts. Your insurer may require you to use their approved contractors.

How to Choose a Reliable Roofer

Look for: Membership of trade bodies (NFRC, Confederation of Roofing Contractors). Public liability insurance (minimum £5 million). Detailed written quotes including materials, labour, scaffolding, and timescales. References and photos from recent jobs. Insurance-backed guarantees (10-year warranties on major work).

Avoid roofers who: Knock on doors offering cheap repairs after spotting 'damage'. Demand large upfront payments (30% deposit is standard). Offer suspiciously low prices. Pressure you to decide immediately. Can't provide insurance or references.

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