The roof repair costs in this article are correct as of 2021
To repair or not repair, that is the question. Actually, let me reframe that question. Should I pay the cost of a roof repair now or wait a while? Waiting is actually comparable to gambling. Every day of every year, homeowners throughout the UK place a bet on their roof. However, if water begins to drip from the bedroom ceiling, the decision is made in an instant. Fix the leak in the roof!
The purpose of this article is to arm you with more knowledge about your roof. After all, if you are going to be placing a bet on your roof versus the elements outside, you will want to do everything you can, not to lose the bet. Keep in mind that time high winds, rain, snow and ice are all sabotaging the value and lifespan of your roof.
If you don’t do anything between now and when your roof needs replacing, the odds are stacked against you. You never know, you might be one of the lucky ones, but you have plenty of time to make your own luck. If you’re going to bet, bet smart. The smart thing to do is address small problems quickly and take care of big problems effectively.
We have a lot to get through.
Let us start at the beginning: how much does a roof repair cost?
- £100 to £400 for a small repair
- £400 to £1000 for moderate repair
- £1000 to £3000 for a large repair
Quick fact: the majority of home roof repairs cost between £150 and £1100. The average cost of a roof repair in the UK is £650.
|Type of Roofing job||Average Cost of Job||Usual quote|
|Fitting a vent on the roof||£240 to £500||£240|
|Gutter cleaning||£35 to £85||£60|
|Replacing 1 missing ridge tile||£75 to £125||£95|
|Replacing 6 missing ridge tiles||£150 to £250||£175|
|Repair or replace up to 6 damaged roof tiles||£100 to £220||£150|
|Install lead flashing around a chimney||£280 to £500||£340|
|Installation of a flat roof on a garage||£800 to £1,195||£900|
|Install a flat roof on a conservatory approximately 3 m x 3 m||£800 to £1,200||£1,150|
|Replace soffits and fascias on an average size 3 bedroom bungalow||£1,250 to £2,280||£1,900|
|Renovating a tiled roof on a 2 bedroomed bungalow||£3,800 to £5,800||£4,350|
|Renovating a tiled roof on a 3 bedroom semi detached house||£4,500 to £7,000||£5,500|
|Renovating a tiled roof on a 4 bedroomed detached house||£5,400 to £8,800||£6,600|
|Renovating a slate roof on a 2 bedroomed bungalow||£3,895 to £6,000||£4,900|
|Renovating a slate roof on a 3 bedroomed semi-detached house||£4,895 to £8,000||£6,350|
|Renovating a slate roof on a 3 bedroomed semi-detached house||£6,400 to £12,000||£8,400|
Sagging roof: A sagging roof is never a good sign. The causes of a sagging roof are usually because of a weakened roof structure. The roof tiles maybe too heavy for the timber supporting the roof or there may be a structural issue with the property. If there is a structural issue, a roof replacement might be the only option.
It is very rare for the cost of a roof repair to exceed £3000. At that price point, it would make more sense to have a roof replacement. You can click here to get a full breakdown of roof replacement costs. Although having to replace the roof is the most expensive solution, it eliminates having to have multiple roof repairs. However, the purpose of this article is to try to keep costs down while increasing the value of our property.
Before you continue to read, you must understand that there are different types of roofs. Unfortunately, they are not all the same. Life would be so much easier if they were because all of the costs and expenses would pretty much be the same. But imagine how boring it would be to walk down the street and every house in every neighbourhood had the exact same roof?
The data displayed in this article is based on homes having roof tiles as the roof covering. The average property size in our examples is approximately 1500 to 2000 sq ft. The size of your home may differ. Installation and labour costs in this article presume you are paying a professional roofer to carry out the work. The estimates in this article are only to be used as a guideline.
Roof repair cost in the UK vary between £300 and £1100 with an average of £650
Where to Look for Roof Leaks
There are several different styles of roofs. Each roof is made of different materials. Not all roofs are identical to one another, but they’re all prone to springing leaks in the same places. Here are the places you will most likely find a leak on your roof:
Skylight: if your skylight is leaking, it can usually be repaired with a tube of silicone sealant. The flashing around the skylight maybe corroded and might need replacing. The cost of new flashing for a skylight varies between £20 – £80. When it’s raining, water can hit the top edge of your skylight and become trapped. A crack in the glass of a skylight is another common reason for a skylight to leak.
Chimneys: the cost of chimney flashing is about £20. Masonry caulk and flashing sealant cost about £5 each. Corroded flashing and old caulking are the likely culprits for leaks on your chimney. If the condition of the flashing and caulking is good, then there may be fractures or missing mortar that are causing your chimney to leak.
Valleys: the cost of flashing for a roof valley is about £30 (for a 10 ft. roll). When two roof slopes meet each other, it creates a valley in the middle. A roofer will take a roll of lead and cut it into the shape of the valley. The lead flashing use of valleys has to be cut professionally. If there are any gaps in the flashing, the water will find its way under the tiles.
Flashing: one of the most common causes for a roof to leak is because of the flashing. Lead flashing is found around chimney stacks, Velux windows, air vents etc. over time, the flashing can corrode and crack. Flashing repair costs around £20 for a small job.
Does your roof need fixing? Click here get a free no obligation quote.
What are the causes of a roof repair?
A new roof installation should last at least 20 years before it ever needs to be repaired or replaced. However, the weather conditions where your property is located can affect the lifespan of your roof.
Here are the main causes of a roof repair:
Missing & Damaged flashing: High winds can remove lead flashing from around chimneys and skylights, allowing rainwater to find its way into your home.
Ice dams: Ice dams are caused by snow melting on the roof and refreezing before it’s thawed. Ice dams stop water flowing through the gutters.
Broken roof tiles: During high winds, roof tiles can lift, get damaged and even destroyed. Missing or damaged roof tiles are one of the main roof leak causes.
Loft Conversion: Roof tiles might get damaged during a loft conversion. The installer will usually repair a few damaged roof tiles as part of the job.
Deterioration of sealant: A sealant is used around vent pipes. Over time, the sealant begins to deteriorate, and water can find its way in the roof.
Roof pitch: If the pitch of a roof is too shallow, it might be more prone to wind damage.
Roof repair costs
Tile replacement costs
Damaged or missing roof tiles would usually take a few hours for a professional roofer to repair. The average cost of having damaged roof tiles repaired is about £200. The roofer would only need a hand full of tiles or slates and a small mix of cement to carry out the job. Hiring a roofer to fix a tiled roof will make sure that the roof doesn’t leak when it’s raining. If the roofer finds that the felt underneath the tiles needs to be replaced, then the cost of replacing roof felt would be included in the final cost.
Tiled roof repair costs
If you are wondering how much a tiled roof repair is going to cost, it depends on what the job requires. If you only need to replace one or two roof tiles, then you are probably looking at paying between £100 and £200. The cost of repairing damaged flashing around chimneys and skylights is approximately the same.
Flat roof repairs
Flat roofs are notorious for springing leaks. The cost of a flat roof repair is usually a few hundred pounds. However, if you have a flat roof that has already been repaired several times, you might want to consider replacing the entire roof. The felt for a flat roof costs around £50 per square metre. You also have the option of using more high-end materials such as GRP which costs around £100 per square metre. The cost of labour is usually somewhere between £150 and £200 per day per worker. The cost of having a flat roof replaced usually starts at around £1000.
Flat roof repair costs
The cost of repairing a flat roof will depend on the amount of work involved. For instance, if a shed or garage roof needs a small hole patching, you would be looking to pay about £280. If your flat roof needs to be repaired quite often, it might make more sense to replace the roof.
Garage Roof Repair Costs
The cost to repair a garage roof will depend on the extent of the damage. A roofing specialist will have to assess the damage and acquire a list of materials to repair the damage. The cost of a garage roof repair is usually less than a standard roof repair. If you have had to have multiple repairs on your garage roof, a garage roof replacement might be wiser decision.
Flashing repair costs
If you notice flashing missing on your chimney or around a skylight, you must have it repaired or replaced quickly as possible. Lead flashing bridges the gap between roof tiles and your chimney stack. If the flashing weren’t there, there would be a wide gap, and rainwater would find its way into your property. Damaged flashing repair costs are usually around the same prices for repairing broken roof tiles. You should expect to pay between £100 and £200 to replace up to 1 metre of damaged flashing. If your chimney is no longer in use, you might want to consider a chimney removal.
Roof Leak repair costs
If a roof is leaking, the culprit is usually missing or damaged flashing or broken/missing tiles. The price for fixing a roof leak will depend on the extent of the damage on the roof.
Sagging roof repairs costs
There are a few different reasons why a roof is sagging. One of the reasons is because the roof may have been retiled at some point in the past and the roof tiles are heavier than the original tiles, which adds more weight to the roof structure. The added weight can create a bow shape across the top of the roof. The centre of the ridge would be lower than the gable ends.
The cost of a sagging roof repair will depend on what is causing the sagging. If the sagging is caused by extra weight, a roofing contractor will be in to add extra support joists or rafters to support the extra weight. Depending on how many extra support joists are required, you could be looking at paying anywhere between £1000 and £2000 for this type of job. Another reason why a roof is sagging is because it is waterlogged and the roof structure is in a state of disrepair.
If the problem is caused by waterlogging, the only solution is to replace the entire roof. Replacing the roof could cost anywhere between £5000 and £12,000 depending on your location and the size of your property.
Fascia and Soffits Repairs
The average cost of a fascia repair is approximately £2000. The cost to buy an 8 ft length of white PVC fascia board varies between £10 – £30. Fascia board is available to buy in PVC or wood. The cost of soffit panels is about £20 for a 12 ft length of board.
Having fascias and soffits installed plays a vital role in protecting your roof from the elements. The fascias run vertically below your roof tiles and usually have gutters fixed to the fascia board. Soffit covers the space between the wall of your house and the edge of the roof. Soffit runs horizontally, and it stops birds and wasps nesting in that otherwise wide open space.
How much should you be paying for a small roofing job?
Below you will find a few examples of the cost of a small roof repair. The example prices include the cost of labour and VAT.
|Roofing Job||Price Range|
|Replace 6 ridge tiles||£130 – £265|
|Replace 6 missing or broken tiles||£60 – £100|
|Clear the debris out of your gutters||£30 – £80|
|Replace one right tile on the roof||£65 – £100|
Roofers tend to give you a price for the job rather than charging you by the hour. Small roof repair jobs such as replacing damaged flashing around a chimney or fixing a slipped slate don’t usually take long. A professional roofer should be able to give you a price up front for the cost of repairing a roof. Labour costs are usually included within the price, but you might want to double check for your own peace of mind.
Why are some roof repairs more expensive than others?
Unfortunately, what determines the price of a roof repair is the extent of the damage on the roof. If a large tree were to fall during high winds and smashed through a roof, it would cost a lot more to repair the roof than it would to replace some flashing around the chimney stack. The price of the job will increase further if scaffolding is required for access. Scaffolding costs start at around £800 – £1000.
If it’s likely to take several days to finish repairing a roof, the roofing contractors will put a temporary cover over the roof. A temporary cover over the property allows the roofers to carry on working without the weather slowing down the job. A temporary cover erected over a roof will incur further costs, as well as the cost of scaffolding.
Some roofs are more complex than others. Different style roof may have dormer windows and multiple chimney stacks. The more complex the roof, the more time and money it will take to have it repaired. You would like more information about the cost of chimney repairs you might want to read our guide on chimney repair costs.
Can You Claim for a Roof Repair on Your House Insurance?
Every home insurance policy is different. Read your home insurance policy and see if you are covered for roof damage and repair. If you cannot find anything in the policy related to having your roof repaired, phone your insurer and ask them directly. There are a lot of home insurance policies that cover roof repairs, but cover will usually depend on your location and the circumstances of how your roof was damaged.
We hope this article helped you get an idea of roof repair costs in the UK. If you would like to get a few roof repair quotes, enter your details into this contact form and you will have a few quotes in no time.
And remember, there is no obligation to have the work done!
What do you have to lose?