Signs your roof needs replacing (not just repairing)

Usually repairable

• —A single leak traced to a cracked tile, a lifted sheet or a failed flashing around a vent or skylight.
• —Blocked or sagging gutters causing overflow into the eaves.
• —A few loose ridge caps or a short run of failed pointing.
• —Rust spots limited to one or two sheets, with the rest of the roof sound.
• —Storm damage to a defined area — often an insurance job.

Time to think about replacement

• —Multiple leaks in different places, or a leak that keeps coming back after repairs.
• —Widespread rust, especially along sheet laps, in valleys or where screws have rusted out.
• —Tiles that are porous, powdery or cracking across the whole roof, or a large number of slipped tiles.
• —Sagging roof lines — a sign the battens or rafters are struggling under tile weight or have rotted.
• —Sarking that is torn, missing or crumbling when viewed from inside the roof space.
• —Daylight visible through the roof from the ceiling space.
• —Water stains, mould or swollen plaster on ceilings in more than one room.
• —A roof over 30 years old with no history of major work.

Why patching a tired roof costs more

A roof fails as a system. When sarking has broken down and fixings have rusted, fixing the visible leak just sends the water to the next weakest point. We've seen homeowners spend the cost of a new roof over five years of call-outs without ever ending up with a dry house. A single replacement resets the clock for thirty-plus years and comes with a warranty.

What our inspection covers

We walk the roof (or use a drone where it's unsafe), check every penetration and flashing, look at gutters, valleys and downpipes, then go into the roof space to check sarking, timbers and for signs of past leaks. You receive a photo report with our honest recommendation: repair, replace, or repair now and plan to replace. Inspections are free anywhere in our service area.