Roof Repair Guide

Are you looking for information on roof repairs?

In this roof repair guide, we will go over everything you need to know about roofing repairs, including:

• The different types of roof repair, and how to identify problems with your roof
• The cost of repairing a roof, from major to minor fixes
• How to clean and maintain your roof

So, what's the average cost of roof maintenance? Most residential roof repairs cost £530.

These costs can vary depending on the scale of the problem, ease of access, and your roofing material.

Signs You Need a Roof Repair

When it comes to signs you need to repair your roof, some are obvious, while some can be easy to miss until they become more serious problems. Whatever the issue, spotting the signs early can help to prevent problems getting worse, and repair bills getting bigger, not to mention help increase the lifespan of your roof.

But what are the signs that a roof needs repairing? Identifying issues, then performing the appropriate repairs, is important to keep your roof in good condition. Here are some of the key things to look out for:

Leaks, Damp Patches, or Water Stains

If you experience leaks during heavy rainfall, or there are persistent water marks or damp patches on the ceilings of upstairs rooms, these are clear signs that your roof is no longer keeping moisture out effectively and some sort of repair is probably needed.

Damaged/Missing Tiles or Roof Coverings

Slipped, cracked, or missing slates and tiles can leave your roof open to the elements and allow moisture to get in. On flat roofs, torn or missing roof coverings are also likely to allow moisture in, and any significant type of damaged or missing roof coverings should be repaired.

Daylight or Damp in the Loft

There are few clearer signs your roof needs repair than seeing daylight, moisture, or mould in your loft, but this could allow you to spot a problem before it becomes a bigger issue, so it pays to check your loft every so often for these signs.

Uneven or Sagging Roof

A sagging or uneven roof is another clear sign that something is not right with your roof. You might not notice any leaks yet, but this type of problem can point to serious structural issues with your roof, and should be checked out as soon as possible.

Severe Weather Damage

Most roofs in good condition are capable of withstanding strong winds and heavy rainfall, but with the increase in more severe weather events, it's always a good idea to check your roof has held up okay and avoid any surprises from bigger issues down the road.

Being aware of the signs your roof may need checking or repairing is the best way to maintain its good condition and avoid issues becoming so serious that extensive roof repairs or a more costly complete roof replacement are necessary.

If you're in doubt as to whether your roof needs repairing and what might be required, it's always advisable to get an inspection from a professional.

Why Roof Repairs Are Needed

A properly installed roof can provide protection from the elements for many years. However, the constant exposure to wind and rain can take its toll, and even well-built roofs may suffer problems over time. Damage to roofs can happen over time, or from a sudden one-off incident, but here are some of the main reasons why your roof might need repairing.

Weather Damage

As mentioned above, severe weather can cause sudden damage to roofs, but even the typical weather we experience year in, year out can take a toll. Over time, regular heavy rain and windy conditions can dislodge tiles and coverings and create weak spots for water to get in, even on well-built roofs.

Wear & Tear

Just like any part of your home, over time, the materials in your roof can deteriorate and start to fail. Tiles can crack or slip, roof coverings can start to fail, and mortar and flashing can become loose and develop gaps - all of which will require repairing to keep the roof in good condition.

Poor Installation & Build Quality

All roofs have to withstand time and weather, but this can become more difficult when the roof isn't installed or built properly in the first place. The wrong, or incorrectly fitted materials and poor workmanship during your roof's construction can lead to more issues happening earlier in your roof's life.

Small Problems Left to Get Worse

One of the simplest ways to develop big issues with your roof, is to leave small problems untreated to get worse. Minor issues like a slipped tile, cracked coverings, or loose flashing might not seem urgent, but left unrepaired they can lead to bigger, more costly fixes later on.

Whatever the reason your roof needs repairing, it is often a good idea to get a professional inspection to understand the extent of the issue and what type of repairs are needed to keep your roof in the best possible condition.

Types of Roof Repairs

Depending on your exact roofing issue, the repair method will differ, as well as the roofing repair price.

You will also find that the sort of repair you need will depend on what type of roof you have.

Flat roof repairs often involve:

• Repairing or replacing worn roof coverings
• Fixing splits or cracks in roof coverings
• Resealing joints and flashing
• Resolving standing water and drainage issues
• Repairing or replacing structural materials

Pitched roof repairs often involve:

• Fixing or replacing slipped or cracked tiles
• Roof valley repairs
• Flashing repairs around chimneys and skylights
• Repairing and repointing ridge tiles
• Structural repairs to roof timbers and sections

To give you some more detail, here's some of the most common roof repairs, what's involved with each one, and their costs:

Roof Valley Repair

What's a roof valley?

The roof valley is the part of the roof where the two slopes meet. This part of the roof joins the whole roof together, and is also designed to shift rainwater downwards towards the gutter.

The roof valley is the first point of contact for rain, and it has to deal with a lot of water. Over time, the roof valley can suffer from wear and tear, and this can result in leaks.

Repairing a roof valley involves replacing cement or re-using the existing valley flashing after the leak has been dealt with.

The average cost of replacing a roof valley is £540, and takes 5 to 8 hours to complete.

Pros

• ✔ Stops current leaks, and can help to prevent further leaking
• ✔ Once complete, the repair protects the home from water damage

Cons

• ✖ If you need to replace the whole valley, it can be expensive
• ✖ Additional underlying issues may be revealed during the work, leading to more roofing-related repair costs

Flat Roof Repair

What's the main concern with flat roofs?

Flat roofs are more prone to developing leaks, as there is nowhere for the water to drain off them. This means that water collects on the roof, damaging it.

If your home was built before the 1990s and features a flat roof, then it may be prone to leaking over time.

However, the quality of flat roofs has improved immensely compared to older flat roofs.

Flat roof repair costs vary depending on your roof's material:

• Felt flat roof - £80 to £120 per m²
• Rubber flat roof - £110 to £160 per m²
• Fibreglass flat roof - £120 to £180 per m²

Pros

• ✔ Quick and cost-effective to repair compared to pitched roofs
• ✔ Minimal disruption while repairs are being carried out

Cons

• ✖ Flat roofs have inherent drainage issues, and long-term drainage issues might not be resolved
• ✖ Repairs may mask deeper structural issues

Roof Tile Replacement

Are one or two broken roof tiles a problem?

Yes - even if just one of your roof tiles is broken or missing, it's something you should get fixed right away. A broken roof tile can break away and fall from the roof, resulting in injury, and without the tile, wind and rain can enter the roof, causing leaks or further damage to the surrounding roof tiles.

It's important to get roof tiles fixed as soon as you identify a problem.

The average cost of replacing 5 broken roof tiles is £215.

Pros

• ✔ Tile replacement helps to avoid further damage or injury
• ✔ Stops leaks

Cons

• ✖ It can end up costing a lot if multiple tiles need replacing
• ✖ Roofing inspection may lead to deeper structural issues being found, resulting in high costs

Sagging Roof Repair

What causes a sagging roof?

A sagging roof is usually caused by one of two things – either the materials used on the roof are weighing down on the timber frame and causing it to sag, or there is water damage to the internal structure, causing the roof to sag.

• If the issue is to do with the weight of materials, then you will need additional roofing joists installed. Roofing joists cost £350 to £600 per beam.
• If your internal structure is waterlogged, then you will need to get some parts replaced. Roof replacements are big jobs, and cost around £5,250 depending on the size of your property and the extent of the damage.

Pros

• ✔ Helps to avoid further damage
• ✔ Improves the effectiveness and appearance of the roof

Cons

• ✖ Can be a very expensive, time-consuming job
• ✖ Potential to be quite disruptive

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What Are the Pros and Cons of Repairing a Roof?

There are several advantages to repairing a roof. Aside from the fact that it makes your roof much safer and improves the home's appearance, there are many advantages to choosing to repair the roof rather than completely replace it.

Although in some cases it may be better to replace the entire roof, especially if the damage is extensive, it's also sometimes better to simply repair the damage.

Below is a list of the pros and cons of repairing your roof, rather than replacing it:

Pros

• ✔ Many roof repairs are quite small, and won't necessarily require a complete roof replacement.
• ✔ This means that small areas of the roof can be repaired, and this can end up costing much less than an entire roof replacement.
• ✔ As well as being more affordable, roof repairs are also much less time-consuming than a full roof replacement.
• ✔ Most of the common roof repairs in the UK can be completed within a day. This is much more convenient than a complete roof replacement, which could take weeks to complete.

Cons

• ✖ If your roof is particularly old, then you may start to notice wear on it. Once you've fixed one part of the roof, you may then have to repair other parts of the roof as time goes on.
• ✖ If you were to get your entire roof replaced, it's much less likely that you'd need to continue to spend any money on repairs in the future.

How Much Do Roof Repairs Cost?

You may be wondering about how much a roof repair costs.

Roof repair prices will depend on the type of job:

• The cost of replacing 5 broken roof tiles is £215.
• Replacement roofing joists cost £350 to £600 per beam.
• Conservatory roof replacements cost £4,000.
• Full roof replacements can cost around £5,250.

How to Repair a Roof

There are many different types of roof repair, and each one requires a different method.

Below is a step-by-step guide for some common types of roof repair:

How to Complete a Roof Felt Repair

The best way to repair your roof felt is to put a new patch of felt underneath the tear. Follow the steps below to complete a felt roof repair:

• Lift up the torn edge of the felt and spray roof sealant underneath it and on the area next to it. Give this sealant enough time to dry (check the manufacturer's instructions to see how long you need to leave it).
• Cut a matching patch of felt that is large enough to fit underneath the tear.
• Slide the new felt patch underneath the tear and stick it down firmly.
• Lift the torn part of the felt and spray sealant underneath it and on the upper surface of the next patch. Allow this sealant enough time to dry.
• Press all of the felt down and then spray sealant over all of the joints.

How to Replace a Broken Roof Tile

Sometimes you may need to replace a broken roof tile. If that is the case, follow the steps below to complete the job:

• Begin by removing the broken tile. To do this, slide away the tiles that are next to it and then tilt the broken tile sideways to separate it from the rest.
• Lift away the tiles that are underneath the broken tiles and lower them to the floor slowly and carefully. Replace the lowest course of tiles first and work your way from right to left. Lift each tile carefully and hook them together as you slide them into place.
• Once you get to the final tile in the course, lift the tiles on either side of it and wiggle the new tile into place until it hooks into position and sits correctly.
• Then, move on to the next course up. Once you get to the last tile, you'll have to raise the lower edge of the tile that sits above it. Then, slide the new tile underneath the ones on either side of it. This can be tricky, but if you wiggle it enough, it should slide into place.

How to Replace Roof Slate

If you have a slate roof, you may occasionally have to replace pieces of slate. When you replace a single piece of slate, you won't be able to nail it to the batten, so instead, you'll have to secure it using a metal strip.

Removing the broken pieces of slate can be quite tricky, and old nails may be rusty and could pull up or break. If the nails don't come up easily, you'll have to cut them with a slater's ripper. Follow the steps below to complete a slate roof repair:

• Firstly, you will need to remove the broken piece of slate. Wiggle it from side to side to loosen it. Be very careful not to allow any pieces of slate to fall from the roof as these are sharp and can be dangerous.
• Use tin snips to cut a piece of the metal strip. It should be cut to the size of the slate plus around 100mm.
• There should be a wooden batten in view between the two slates above the one that you're replacing. Hammer a galvanised clout nail into the metal strip at around 25mm from the end of it and fix this to the wooden batten.
• Slide your new piece of slate underneath the two existing slates that sit above. Make sure the bevelled edge is facing up.
• Line up the lower edge of the slate with the adjoining slates. Then, bend the metal strip up and over the bottom edge of the slate to secure it in place. Ensure that the metal strip is pressed down flat on top of the new slate.

How Long Does It Take to Repair a Roof?

How long is it going to take to repair my roof?

It can be tricky to determine a roof repair timeframe as the time it takes will not only depend on the type of roof repair, but also on the extent of the damage and the ease of access to the roof.

If there is a lot of damage and the roof is difficult to get to, the job will take much longer than average.

Most small roof repairs, such as changing a roof tile or a roof leak repair, can be completed within a few hours.

Larger roof repair jobs, such as full roof and roofing joist replacements, can take between 1 and 5 days.

Building Regulations or Planning Permission Approval for Roof Repairs

Building Regulations

You won't normally need Building Regulations approval if:

• You plan to repair or replace less than 50% of the total roof area.
• The work affects less than 25% of the total building envelope.
• The new roof covering is no more than 15% heavier/lighter than the original with the same fire performance.

You will normally need Building Regulations approval if you exceed the limits above or you plan to carry out structural alterations to significantly change the roof.

If you are completely replacing the roof, you will usually need building regulations approval. Like-for-like flat roof repairs may not require building regulations approval, but you would need to check with your local authority first before commencing with any work.

Planning Permission

You won't usually need to worry about planning permission regarding repairs or replacements on your roof, as it typically falls under permitted development.

However, the work must adhere to the following:

• Alterations can't be any higher than the existing highest part of the roof.
• Any alterations must not project any more than 150mm from the existing roof plane.
• Any side-facing windows must be obscured, and any openings must be 1.7m above the internal floor level.

Lastly, if you live in a listed building or a conservation area, you may need planning permission or building regulations approval. It is always best to check with your local authority before any work begins.

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How to Clean and Maintain a Roof

Here's a list of things you can do to keep your roof clean and well-maintained:

Inspect the Roof Regularly

It's a good idea to inspect your roof a few times a year. This can help you to identify any potential problems early before it's too late. The harsh weather conditions over the winter period can have a negative impact on your roof.

Similarly, the summer weather can cause UV damage. With this in mind, you should aim to inspect your roof at least twice per year in the spring and autumn. Check for things such as clogged gutters, missing or broken roof tiles, damaged drain elements, or any signs of deterioration.

Get Repairs Done Quickly

If you notice any signs of deterioration or broken parts when you inspect your roof, you should get in touch with local roofing companies as soon as possible. This will help you to prevent the possibility of the problem getting any worse.

Get Overhanging Trees Trimmed

Trees make a lovely aesthetic to your home's appearance. However, they can sometimes damage your roof. Overhanging trees on the roof area can lead to falling branches and leaves landing on your roof.

Branches can damage the materials on your roof, and debris from the trees can clog up your drainage system. To help prevent this, get your trees trimmed a few times a year as needed.

Clean Your Gutters

When your gutters become clogged, this can often lead to a leaky roof. You should make sure any debris and leaves are cleaned out of your roof gutters regularly.

Gutter cleaning involves removing dirt, debris and leaves from the roof gutter and the drainage pipe so that water can escape quickly and efficiently.

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