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Repair a roof.
Slipped tile, broken flashing or chimney — fixed without ripping out the whole roof.
✓ Updated May 2026✓ Free quotes✓ Vetted pros
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Costs, timelines, pitfalls and the right questions to ask before any roofer starts on roof Repair.
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Top tips
Hiring a roofer, without the regret.
Four moves that separate a smooth job from a nightmare.
Water appears at wrong location
Roof leaks track horizontally before they drip. The actual hole is usually 1–3m uphill of the visible drip.
Mortar bedding cracking
Old lime-mortar bedding on ridges and verges cracks. Modern dry-fix systems are the longer-life replacement.
Lead theft and damage
Lead flashing remains a theft target. SmartWater marking deters.
Multiple small leaks
If you've had 3+ leaks in 3 years, consider full re-roof rather than continued patch repairs.
Costs & timeline
Know what it costs. Know when it ends.
Indicative UK ranges and a typical week-by-week schedule.
Cost range
By job type
Inc. VAT · 2026
Source: NMT quotes
Source: NMT quotes
Single missing tile replacementIncluding tile cost
£80–£200
Multiple tile replacement (5–10)Cluster of damaged tiles
£150–£450
Ridge tile re-bedding (whole ridge)Strip old mortar, re-bed
£400–£1.5k
Lead chimney flashing repairFront, back and step flashings
£250–£700
Valley repairLead or GRP valley
£350–£1.2k
Felt repair under broken tilePlus tile replacement
£150–£400
!
Quote spread is typically ± 18% — always get 3 quotes.
Timeline
Semi-detached full re-roof · week by week
Typical
4 phases · 3 wk
4 phases · 3 wk
W1
W2
W3
Scaffold erection
Strip + felt + battens
Tile + ridge + verge
Flashings + snags
!
Schedule slips on dependencies — pad each phase by 10–20% for real-world delays.
At a glance
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Roofer explained
Most roof problems caught early can be repaired for under £500 — but ignored, they often cause £000s in internal damage. Expect to pay £80–£800 for a typical UK roof repair callout.
What Does the Work Involve?
The roofer assesses the issue — typically: missing or slipped tile, cracked ridge, failed lead flashing at chimney or abutment, damaged valley, or felt failure under the tiles. Repair involves access (ladder or scaffold tower), replacing the damaged element, and testing with a hose. Insulation in the loft should be checked for water damage before sealing back up.
Typical Costs
| Item | Low (£) | High (£) | Notes |
|---|---|---|---|
| Single missing tile replacement | 80 | 200 | Including tile cost |
| Multiple tile replacement (5–10) | 150 | 450 | Cluster of damaged tiles |
| Ridge tile re-bedding (whole ridge) | 400 | 1,500 | Strip old mortar, re-bed |
| Lead chimney flashing repair | 250 | 700 | Front, back and step flashings |
| Valley repair | 350 | 1,200 | Lead or GRP valley |
| Felt repair under broken tile | 150 | 400 | Plus tile replacement |
| Roof inspection (no climbing) | 50 | 150 | Visual survey from ground |
| Drone roof survey | 120 | 300 | Full visual report |
How Long Does It Take?
Most repairs are 2–4 hours plus access setup. Ridge re-bedding: 1–2 days. Chimney flashing: 1 day. Valley repair: 1–2 days.
DIY or Professional?
Professional only. Roof work is dangerous — ladder falls account for many serious A&E admissions. Modern dry-fix products mean professional repairs use mechanical fixings, not lime mortar.
Choosing the Right Tradesperson
NFRC member or trusted local roofer. Get the cause diagnosed — leaks often originate uphill from where water appears inside. Insist on photo evidence of the issue and the fix.
UK Regulations
Like-for-like repairs not normally notifiable. Working at Height for paid trades. Major work (e.g. re-bedding whole ridge) may trigger Part L upgrade requirements.
Common Problems
- Water appears at wrong location: Roof leaks track horizontally before they drip. The actual hole is usually 1–3m uphill of the visible drip.
- Mortar bedding cracking: Old lime-mortar bedding on ridges and verges cracks. Modern dry-fix systems are the longer-life replacement.
- Lead theft and damage: Lead flashing remains a theft target. SmartWater marking deters.
- Multiple small leaks: If you've had 3+ leaks in 3 years, consider full re-roof rather than continued patch repairs.
Frequently Asked Questions
How do I find a roof leak?
Water can travel several meters along rafters before dripping. Look for the highest point of damp in the loft — work back from there. Drone surveys help.
Single tile vs whole-roof repair?
Single tile: usually £80–£200 fixed quickly. If multiple tiles are slipping or you have widespread issues, factor full re-roof — it's pointless paying £200 × 20 callouts.
Ridge tiles — re-bed or dry-fix?
Modern best practice is dry-fix: ridges mechanically clipped to the roof structure. Old lime-mortar bedding cracks and lifts. Dry-fix lasts 40+ years.
Lead flashing replacement — necessary?
If flashing is cracked, lifted or split, yes — won't seal again. Re-form with Code 5 lead. Replace mortar pointing at chase joint.
Felt repair under broken tile?
If the felt is dry and intact, just replace the tile. If felt is cracked, leaking or perished, replace a section — typically 3–6 tiles' worth.
Drone survey worth it?
Yes for diagnosing without scaffolding. £120–£300 includes a full photo/video survey. Hard-to-reach roofs and high terraces benefit most.
This guide was written with AI assistance and is intended for general information only. Prices are estimates based on UK averages and may vary by region. Always get at least three quotes and consult a qualified professional before starting any work.
NEWAI Trade Assistant
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