Roof Repair Costs and What to Expect From a Roofer

The average roof repair in the UK costs around £650, though fixing a minor fault will often cost much less. Knowing exactly what a fair price looks like and how a roofer quotes for their work will help you avoid being overcharged. This guide explains typical repair costs, the rules you need to follow, and how to spot a good roofer when you need one.

What counts as a roof repair

A repair involves fixing a specific fault to keep water out, rather than stripping and replacing the entire covering. On pitched roofs, this usually means replacing broken concrete or clay tiles, or swapping damaged natural or fibre cement slate. It can also involve fixing the mortar or fixings at the ridge along the top, the sloping hip, the internal valley where two sections meet, the outer verge, or the eaves at the bottom.

Roofers also repair the lead flashing that seals the joins around chimneys and walls. Beneath the tiles, they might need to patch the waterproof underlay, which is often called felt or a membrane, or replace rotten timber battens. The battens are the timber strips that hold the tiles securely in place.

Flat roof systems have different repair needs depending on the material laid over the timber deck. A patch repair is common on built-up felt, which is usually a torch-on system, as well as on EPDM rubber, GRP fibreglass, single-ply and liquid coatings. Work might also involve fixing fascias, soffits and guttering, or checking the insulation. A warm roof has insulation above the deck, while a cold roof has it between the joists.

Typical roof repair prices in the UK

Repair costs depend on the materials used and how long the job takes. The table below shows typical published prices for common roofing repairs.

These figures represent typical published prices for 2026, and your local quotes will vary. Prices in London and the South East are roughly 20 to 30 per cent higher, meaning replacing slipped or broken tiles might cost £180 to £650.

How roofers price a repair

Small repairs are usually charged at a fixed price or a day rate. A roofer's hourly rate is typically £30 to £45, but most professionals prefer to quote for the whole job rather than charging by the hour. Larger work is generally priced per square metre, plus the cost of access.

Nobody can see rotten timber until the old covering is taken off. A good quote will state clearly how any extra work will be priced if the roofer finds damaged battens or a rotten deck underneath. This stops you from receiving an unexpected bill halfway through the job.

Waste removal and VAT may or may not be included in the initial figure. You must ask the roofer to confirm these details so you are not caught out by a larger final balance when the work is finished.

Scaffolding, access and other extras

Working at height safely is a legal requirement, and scaffolding is often a separate and significant line on your bill. In some cases, the cost of access can be higher than the repair itself. Scaffolding for a repair typically costs £500 to £1,200 where it is needed, or £600 to £1,000 per week of hire, depending on how much of the house needs access. In London and the South East, the typical range is £650 to £1,600.

You should never ask a roofer to cut corners on safety to save money. Checks from the ground or from inside the loft are fine for you to do, but you must never climb on a roof or use ladders at height yourself. Leave the inspection and the repair entirely to a professional.

You must also never attempt to carry out leadwork, torch-on felting, structural repairs or electrical work yourself. These tasks need specific training and equipment.

Emergency call outs and temporary fixes

If water is pouring into your home, you may need an emergency roofer. An emergency call-out fee is normally £150 to £300, plus the cost of the repair itself. This fee covers the roofer dropping their scheduled work to travel to you immediately.

In very bad weather, a permanent repair might not be possible. The roofer may need to install a temporary fix, such as a heavy tarpaulin or a patch, to stop the leak getting worse while you wait for a dry day. You will then need a second visit to complete the permanent repair, which will be quoted separately.

What a proper repair quote should include

A quote is a fixed price, whereas an estimate is just a rough guess that can change. Citizens Advice recommends getting written quotes from at least 3 traders before you agree to any work.

A professional written quote should always include:

• A fixed total price for the job
• A clear breakdown of the work involved
• The materials that will be used
• How long the quote is valid for
• Whether VAT is included in the final figure
• Exactly when and why the price could go up

Avoid vague one-line quotes and be very cautious of cash only deals, demands for big deposits, or roofers who have no physical address. Cold callers who knock on your door claiming they have spotted a loose tile or moss from the street are a common scam in this trade. They often use pressure tactics to force you to decide today, and you should always turn them away. You can read more about how to spot a dodgy roofer before it costs you to protect your money.

Do roof repairs need building regulations approval?

In England, repairing or re-covering a roof does not normally need a building control application if less than 25 per cent of the total building envelope and less than 50 per cent of the roof is affected. Above those limits, building regulations approval is needed and your roof insulation may have to be upgraded to current standards.

Approval is also needed for structural alterations, where a new covering performs significantly differently in fire, or where it adds 15 per cent or more to the weight of the roof covering. Replacing a glazed or polycarbonate conservatory roof with a solid one takes the conservatory out of its exemption, meaning building regulations apply to the new roof. Rules differ in Scotland and Northern Ireland, so you should check with your local council rather than guessing.

CompetentRoofer is a government-authorised competent person scheme run by the National Federation of Roofing Contractors (NFRC). Registered roofers can self-certify roof refurbishment in England and Wales, and you should receive a building regulations compliance certificate. Otherwise, the work must go through council building control or a registered building control approver. TrustMark is the government-endorsed quality scheme for work in and around the home. Membership of these schemes is a good sign, but you should always verify it on the scheme's own register.

Your rights if the repair goes wrong

Under the Consumer Rights Act 2015, a trader must carry out work with reasonable care and skill. If they fail to do this, you can ask them to fix the problem or seek a full or partial refund. If no specific price was fixed beforehand, the final bill must be reasonable, and if no deadline was agreed, the work must be done within a reasonable time.

Services arranged online or by phone normally carry a 14-day cooling-off period. So do services costing £42 or more that you agreed when the business approached you away from its premises, such as on your doorstep. The right to cancel does not apply where you specifically asked a roofer to visit to carry out urgent repairs. This period starts the day after the contract is made. If you ask for the work to start inside that 14-day period, you lose the right to cancel without charge and must pay for what has been done.

Paying for your repair by credit card gives you Section 75 protection on purchases over £100 and up to £30,000. If you end up in a dispute with a roofer, Citizens Advice is the best place to go for support.

When a repair is no longer worth it

There comes a point where patching an old roof stops making financial sense. If you are paying for minor repairs every few months, the underlying materials have likely reached the end of their lifespan. Flat roof systems, in particular, can suffer from widespread timber rot if water has been sitting under the membrane for a long time.

You should also be wary of being sold a whole new roof for a local fault. If a single tile has blown off in a storm, a quick replacement is all that is needed. However, if the battens are crumbling and the underlay is torn across the entire pitch, replacement is the honest answer. Treat roof coating and painting claims with caution, and avoid pressure washing sold as maintenance, which can damage tiles. If you have a flat roof and are unsure whether to patch or replace it, looking at how much a flat roof replacement costs can help you weigh up the long-term value.

Questions to ask before you say yes

Before you agree to any roofing work, you should ask the tradesperson a few direct questions to ensure they are reputable and capable.

• Can I see proof of your public liability insurance, and employers' liability insurance if you have staff?
• Is the cost of scaffolding and waste removal included in this price?
• Will you provide a building regulations compliance certificate if the work needs one?
• Do you offer an insurance-backed guarantee that protects me if your firm folds?
• How will you price any extra work if you find rotten timber underneath?
• Can you take photos of the defect on the roof so I can see the damage?

For larger repairs, ask about an insurance-backed guarantee. An ordinary guarantee is worth little if the roofing firm goes out of business.

Common questions

How long does a roof repair take?

It depends on the size of the fault, the weather and whether scaffolding needs to be put up first. Ask each roofer to state the expected duration in the written quote.

Can a roofer fix a leak in the rain?

Roofers cannot safely perform hot work like torch-on felting or use most liquid coatings in the rain. They can sometimes install a temporary tarpaulin to protect your home, but the permanent repair often has to wait for dry conditions.

Are roofing repairs guaranteed?

Most reputable roofers will offer a guarantee on their repair work, but the length of this cover varies depending on what was fixed. A patch on an old flat roof may carry a shorter guarantee than a larger repair such as a new section of lead flashing, so ask for the terms in writing.

Do I need to supply the roofing materials?

No, a professional roofer will source and supply the correct materials for your property. This ensures the tiles or slates match your existing roof and are covered by the tradesperson's guarantee.

Why is my roof sagging?

A sagging roof section usually points to a structural issue, such as rotten timber joists, broken purlins, or a covering that is too heavy for the frame. This is a serious fault that requires immediate investigation and will cost significantly more to fix than a simple leak.

Next steps before hiring a roofer

Finding a reliable roofer does not have to be stressful if you follow a few basic steps. Do not rush into a decision unless water is actively damaging your home.

• Take photos of any damp patches or fallen tiles from the ground to show the roofer
• Get three written quotes that break down the costs of materials, labour and scaffolding
• Check the roofer is registered with schemes like CompetentRoofer or TrustMark
• Agree a staged payment plan and only make the final payment when the job is completely finished
• Keep all your quotes, invoices and building regulations certificates safe for when you sell the house

Taking the time to check credentials and compare itemised quotes will help you secure a fair price for a high standard of work. When you are ready to get started, you can find a roofer near you to inspect the damage and provide a fixed written quote.