Roofing questions, answered
Each answer below gives the verdict first, then the reason, then what moves the cost. Pick the question closest to your roof and read on from there.
How much does a roofer charge per day or per hour?5 min read
What are the disadvantages of a pitched roof?5 min read
What is the cheapest flat roof covering?4 min read
What time of year is it cheapest to replace a roof?5 min read
Can you get a grant to repair your roof?4 min read
Who is the best person to fix a leaking roof?5 min read
Choosing a roofer and local roofs
- Can you get a government grant for a new roof?
- How can I find a good roofer?
- What should you ask a roofer before you hire them?
- How many roofing quotes should you get?
- Should you pay a roofer a deposit?
- A roofer knocked on my door saying my roof needs work: what should I do?
- Can you cancel a roofing contract? The 14-day cooling-off period
- How do you complain about a roofer?
- Do you pay VAT on roofing work?
- Should you hire a roofer or a builder?
- Why hire a local roofer rather than a national firm?
- Can roofers work in winter and in the rain?
- Do you need a scaffold licence for roof work in West Sussex?
- Arun building control: who checks roof work in Bognor Regis?
- Roof work in the South Downs National Park: who decides?
- Roof work near Chichester Harbour National Landscape: what changes?
- Do bats in the roof stop roof work?
- Can roof work go ahead if birds are nesting?
- Roofing terms explained: a plain-English glossary
Pitched roofing
- How long does a tiled roof last?
- What causes slipped roof tiles, and how are they fixed?
- Can you replace a single cracked roof tile?
- What is the minimum pitch for roof tiles?
- Do heavier roof tiles need Building Regulations approval?
- Will home insurance pay for slipped or missing tiles?
- Can you change roof tiles in a conservation area?
- How do you match old roof tiles?
- What is eaves felt and why does it rot?
- How do you know if roof battens are rotten?
- Is torn felt under roof tiles a problem?
- What are roof tile clips, and does my roof need them?
- Do you need tile vents in a pitched roof?
- Interlocking or plain tiles: what is the difference?
- Cut roof or trussed roof: what is the difference?
- What is roof spread, and what are the signs?
- Why is my roof sagging in the middle?
- Can you walk on roof tiles?
- Hip roof or gable roof: which costs more to re-cover?
Flat roofing
- How long does a flat roof last?
- When does a flat roof need replacing? The signs to look for
- Does home insurance cover a leaking flat roof?
- Do you need permission for a new flat roof in a conservation area?
- How long does a flat roof repair take?
- Can a flat roof be repaired in bad weather?
- How long does an EPDM roof last?
- Is EPDM cheaper than felt?
- Do you have to insulate a flat roof when you replace it?
- What is the minimum fall for a flat roof?
- Is standing water on a flat roof a problem?
- What causes blisters on a felt flat roof?
- How do you find a leak on a flat roof?
- Why is there condensation under my flat roof?
- Why do GRP roofs crack?
- Can you lay a new flat roof over the old one?
- Can you walk on a flat roof?
- What are flat roof edge trims and drip details?
- Do flat roofs still need stone chippings?
Roof replacement
- How much does a new roof cost per square metre?
- How much is a new roof on a three-bed semi?
- How much does it cost to replace a hip roof?
- How much does scaffolding cost for a roof replacement?
- How long does a new roof last?
- Will insurance pay for a new roof?
- Why do roof replacement quotes vary so much?
- How long does it take to replace a roof?
- Can you live in your house while the roof is replaced?
- What happens if it rains during a roof replacement?
- Can you re-roof over the existing tiles?
- Can old roof tiles be reused on a new roof?
- Do roof timbers need replacing when you re-roof?
- Can you change your roof covering when you re-roof?
- Should a new roof have a breathable membrane?
- Do you get a building control certificate for a new roof?
- Can you replace just one side of a roof?
- Should you re-roof before a loft conversion?
- Should a period house be re-roofed in natural materials?
Roof repairs
- How much do roof repairs cost per square metre?
- What signs show a roof needs repairing?
- How long does a roof repair last?
- Should you call a roofer or your insurer first?
- What are the most common causes of roof leaks?
- Is a damp patch on the ceiling a roof leak?
- Is one missing roof tile a problem?
- Can roofers repair a roof without scaffolding?
- How long does a roof repair take?
- Can moss cause a roof leak?
- Why is my roof leaking around a vent pipe?
- Does roof sealant stop leaks?
- Is bitumen paint a proper roof repair?
- Why do dormers leak?
- Should you repair your own roof?
- How are bay window roofs repaired?
- How are porch roofs repaired?
- How is a lean-to roof repaired?
- What happens when a roofer comes to look at a repair?
Emergency roof repairs
- Is a roof leak an emergency?
- How much does it cost to fix a leaking roof?
- Does home insurance cover a roof leak?
- Storm damage or wear and tear: why insurers refuse roof claims
- Should you pay for a temporary roof repair before the insurer agrees?
- What photos of roof damage should you take for your insurer?
- Do cooling-off rights apply to urgent roof repairs?
- Can you put a tarpaulin on a leaking roof?
- How long does a temporary roof repair last?
- Water near lights after a roof leak: what to do
- Who do you tell about a dangerous roof or chimney?
- How to check your roof for damage after a storm, from the ground
- How do you check the loft for a roof leak?
- Flat roof lifted or torn in a storm: what next?
- A tree has fallen on my roof: what should I do?
- Why does my roof only leak when it is windy?
- Is it a roof leak or condensation?
- Why do flashings leak in storms?
- Roof tiles rattling in the wind: should you worry?
Slate roofing
- What is a major disadvantage of a slate roof?
- What is the average lifespan of a slate roof in the UK?
- How much does slating cost per square metre?
- Does home insurance cover slipped slates?
- Do you need listed building consent to re-slate?
- Can you replace slate with concrete tiles?
- What is a slate tingle?
- Why do slates slip, and how are they refixed?
- How is a single cracked slate replaced?
- What is the minimum pitch for a slate roof?
- Is reclaimed slate a good idea?
- What causes slates to flake or delaminate?
- How long do fibre cement slates last?
- Is a slate roof heavier than a tiled roof?
- What is headlap on a slate roof?
- What size slates does my roof need?
- What ridge goes on a slate roof?
- Do slate roofs need felt underneath?
- How is a slate roof ventilated?
- Can you walk on a slate roof?
Ridge tile repairs
- Can you just repoint ridge tiles?
- How much does it cost to repoint ridge capping?
- How much does a dry ridge system cost?
- How much does dry verge cost to fit?
- Does replacing ridge tiles need Building Regulations approval?
- Will insurance pay for ridge tiles blown off in a storm?
- How long does ridge mortar last?
- How long does dry ridge last?
- Why does ridge mortar crack and fall out?
- Can loose ridge tiles cause a leak?
- What mortar is used for ridge tiles?
- Why does dry verge rattle or crack?
- Why is mortar falling out of my roof verge?
- Can you get matching ridge tiles for an old roof?
- Do you need scaffolding to repair ridge tiles?
- Half-round or angled ridge tiles: what is the difference?
- Can you rebed ridge tiles yourself?
- Can dry ridge be fitted to an old roof?
- What are ridge end caps, and do they matter?
- What is a hip iron?
Chimney repairs
- Do roofers repair chimneys?
- How much does chimney repointing cost?
- How much does it cost to replace chimney lead flashing?
- Do you need planning permission to remove a chimney?
- Do you need Building Regulations approval to remove a chimney breast?
- Why does my chimney leak when it rains?
- Why are my chimney bricks crumbling?
- Should you cap an unused chimney?
- Do you need scaffolding for chimney repairs?
- How long do chimney repairs take?
- Can a cracked chimney pot be replaced?
- Which lead code is used for chimney flashing?
- Chimney sweep or roofer: who do you call?
- What is stepped flashing on a chimney?
- What is a chimney back gutter?
- Should a chimney stack be rendered?
- Water in the loft around the chimney: what does it mean?
- Should old chimneys be repointed in lime mortar?
- How often should a chimney stack be checked?
- Can a TV aerial damage a chimney?
Lead roofing
- How long should a lead roof last?
- How long does lead flashing last?
- Do roofers still use lead?
- How much does lead flashing repair cost?
- Does home insurance cover stolen roof lead?
- Why is my lead flashing leaking?
- What are lead soakers?
- Why does lead crack on a roof?
- Is self-adhesive flashing tape as good as lead?
- Should lead flashing be pointed with mortar or sealant?
- Which lead code is used for valleys?
- How heavy is lead sheet per square metre?
- Lead welding or bossing: what is the difference?
- Lead or zinc for a small roof?
- What are rolls and drips on a lead roof?
- What is a lead apron flashing?
- What are lead wedges for?
- Do lead flashings need clips?
- Lead flashing where a conservatory meets the house
- How are lead box gutters and parapet gutters relined?
Gutters, soffits and fascias
- Should you replace 20-year-old gutters?
- What is the going rate to clean gutters and fascias?
- Are seamless gutters worth it in the UK?
- How long do uPVC gutters last?
- Do you need planning permission for new guttering?
- Does home insurance cover gutter damage?
- How often should gutters be cleaned?
- Why is my gutter overflowing?
- Can a blocked gutter cause damp?
- What is fascia capping, and is it a good idea?
- Do soffits need vents?
- Why is my gutter sagging?
- What fall should a gutter have?
- How do you unblock a downpipe?
- Half-round, square or ogee gutters: which is best?
- Black, white or wood-effect fascias: does colour matter?
- How far apart should gutter brackets be?
- Why is my soffit board coming loose?
- Can gutters be cleaned from the ground?
- Why is rain staining the wall below my gutter?
Skylights and roof windows
- Do roofers put in Velux windows?
- What is the average cost of skylights in the UK?
- How much does a roof lantern cost?
- Do you need permission to install a Velux window?
- Do side-facing roof windows need obscure glass?
- Do flats need planning permission for roof windows?
- What U-value does a new roof window need?
- Can a roof window be a fire escape?
- Rooflight or roof window: what is the difference?
- Roof lantern or flat skylight: which suits an extension?
- Why is my roof lantern leaking?
- Why does my Velux window get condensation?
- What is a Velux flashing kit?
- Can a broken Velux window be repaired?
- How long does it take to fit a roof window?
- What sizes do roof windows come in?
- What is a walk-on rooflight?
- What is a rooflight upstand or kerb?
- Can a manual roof window be made electric?
- Can a roof window be fitted in a slate roof?
Roof inspections
- Should you pay for a roof inspection?
- Is a free roof inspection worth having?
- Roof survey or RICS homebuyer survey: what is the difference?
- Should you get the roof checked before selling?
- How long does a roof inspection take?
- Drone or ladder: which roof inspection is better?
- What should a roof inspection report include?
- Can thermal imaging find a roof leak?
- How can you tell how old a roof is?
- Does a roof inspection include gutters and chimneys?
- Can a roof be inspected without scaffolding?
- What does condensation in the loft tell you about the roof?
- Should you have a new-build roof inspected?
- Can you inspect your own roof safely?
- How do you check if a roof is ventilated properly?
- Can an inspection tell what my roof is made of?
- Can a roof inspection find asbestos?
- Can you get a video of your roof inspection?
- Should new roof work be inspected when it is finished?
- What should be checked on an older bungalow roof?
Roof cleaning
- How often should a house roof be cleaned?
- What affects the price of roof cleaning?
- Is moss bad for a roof?
- Will moss come back after a roof clean?
- Is roof cleaning safe for your tiles?
- How long does a biocide treatment take to work?
- Will the roof look clean straight after treatment?
- How long does it take to clean a roof?
- Is scraping moss off by hand the best method?
- Can you use moss killer on a roof yourself?
- Why does moss grow on one side of the roof?
- Should moss be removed from a flat roof?
- How is moss removed from a slate roof?
- Is gutter cleaning included with a roof clean?
- Is green algae on a roof the same as moss?
- Can a roof be cleaned in the rain?
- What if cleaning finds cracked tiles?
- How is a conservatory roof cleaned?
- Does roof cleaning need scaffolding?
- Is it worth cleaning the roof before selling a house?
Conservatory roofs
- Can you get a grant to replace a conservatory roof?
- How long does a polycarbonate conservatory roof last?
- Does home insurance cover a conservatory roof?
- Can my conservatory frame take a tiled roof?
- Does a solid conservatory roof need new foundations?
- How long does it take to replace a conservatory roof?
- Replace the conservatory roof or build an extension?
- Does a solid roof turn a conservatory into a proper room?
- Why does my conservatory roof drip with condensation?
- How do you stop rain noise on a conservatory roof?
- Can you replace polycarbonate with glass?
- Can a single conservatory roof panel be replaced?
- Does a solid conservatory roof need ventilation?
- Can you have roof windows in a solid conservatory roof?
- Which glass is best for a conservatory roof?
- Is self-cleaning glass worth it on a conservatory roof?
- Why do conservatory gutters overflow?
- Roof blinds or insulation: which works better in a conservatory?
- Why does my conservatory roof leak at the ridge?
- Can you replace a conservatory roof yourself?
Garage roofs
- How much does it cost to re-felt a garage roof?
- How much does asbestos garage roof removal cost?
- How long does a garage roof last?
- Do you need planning permission to replace a garage roof?
- Does a garage roof replacement need Building Regulations approval?
- Does home insurance cover a garage roof?
- Do you need a licence to remove an asbestos garage roof?
- What is notifiable non-licensed asbestos work?
- How is asbestos roof sheeting disposed of?
- Can you stand on an asbestos garage roof?
- Are old garage gutters asbestos too?
- Why does my garage roof drip inside?
- Is EPDM good for a garage roof?
- Felt or box-profile sheets on a garage?
- What fall does a flat garage roof need?
- How long does it take to replace a garage roof?
- How do you re-roof a concrete sectional garage?
- Can you add rooflights to a garage roof?
- How are carport and lean-to garage roofs replaced?
- Re-roofing a garage in a block or row
Spray foam removal
- Can you have spray foam insulation removed?
- How difficult is it to remove spray foam insulation?
- How much does spray foam removal cost per square metre?
- Does spray foam always have to be removed?
- Will removing spray foam damage my roof?
- Can you remortgage or sell once spray foam is removed?
- The survey found spray foam: what now?
- How long does spray foam removal take?
- How do you know if your loft has spray foam?
- Do you need a new roof after spray foam removal?
- Can spray foam be removed without stripping the roof?
- What happens when spray foam is sprayed onto felt or tiles?
- Can spray foam go over a breathable membrane?
- Why can't a surveyor see my roof timbers?
- Can you remove spray foam yourself?
- Can you remove spray foam from just part of a roof?
- Can you convert a loft that has spray foam?
- Spray foam or mineral wool for a loft?
- What happens to spray foam after it is removed?
- What should you ask before booking spray foam removal?
Commercial roofing
- How long does a commercial roof last?
- Does business insurance cover storm damage to a roof?
- Does a commercial re-roof need planning permission?
- Church roof repairs and the ecclesiastical exemption
- What does a commercial roof survey cover?
- PVC or TPO membrane: what is the difference?
- Why do metal roofs leak at the laps?
- Can a liquid coating save a metal roof?
- Can individual steel roof sheets be replaced?
- How are rooflights replaced on an industrial roof?
- What is an industrial gutter lining?
- What is a composite panel roof?
- When does a commercial roof need edge protection?
- Why does water pond on a commercial flat roof?
- How are leaks found on large commercial roofs?
- Can roof work go ahead while the business stays open?
- Is built-up felt still used on commercial roofs?
- Roof-mounted plant and AC units: protecting the membrane
- Why does a warehouse roof drip condensation?
- Re-roofing barns and agricultural buildings
Horsham stone roofing
- Is heritage roofing more expensive?
- How long does a Horsham stone roof last?
- Do like-for-like stone roof repairs need listed building consent?
- Will a roofer deal with the conservation officer for you?
- Can you replace a stone roof with tiles?
- How long does it take to re-lay a stone roof?
- What does a survey of a stone roof look for?
- Is Horsham stone the same as slate?
- Does BS 5534 apply to an old stone roof?
- What pitch does a stone roof need?
- What are oak pegs on a stone roof?
- Where does Horsham stone come from today?
- What ridge goes on a Horsham stone roof?
- Why do stone slates slip?
- Can a cracked stone slate be repaired?
- What is torching on a stone roof?
- Should a stone roof have an underlay?
- What is a swept valley on a stone roof?
- Should moss be removed from a stone roof?
- Do you need scaffolding to repair a stone roof?
These answers are written for owners along the Sussex and Hampshire coast and inland towards the Downs, where sea weather, gales and driving rain test every roof. Where a rule or a figure matters, we name the source so you can check it yourself.
An answer can tell you what usually applies. It cannot see your roof. For a verdict on your own tiles, slates, flat roof or lead, send us the enquiry form and we visit, survey and photograph it, then write up a single total price.
If you would rather read about a whole job than a single question, the services pages cover each type of roof, and the guides go deeper on materials and regulations.
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