Choosing between repairing your existing roof or investing in a full replacement is one of the most important decisions a homeowner can face. A well-maintained roof not only protects you and your belongings but also helps control energy bills, safeguards your property’s value, and keeps minor issues from turning into costly disasters.
We'll explain everything you need to know to make the right decision on repairing or replacing the roof for your home, such as the roof’s age, damage severity, and material lifespan. If you need further advice, please don’t hesitate to contact our team - we’ll know what option is best.
Key Takeaways:
- If you have isolated leaks or a small cluster of damaged tiles and the roof is in good overall condition (and under warranty), a targeted repair is faster, cheaper.
- A full replacement is the right choice when the roof is near or past its expected lifespan, has multiple leaks, rot, or sagging decking.
- Repairs are cheaper and quicker (often between £150-£400), whereas replacements are more costly (typically £5,000-£15,000+) but reduce future maintenance.
- By arranging a professional inspection, you can avoid the risk of injury or further damage, instead receiving expert advice about the right solution.
Table of Contents
- Why Should You Repair a Roof?
- Why Should You Replace a Roof?
- How Much Does It Cost to Repair a Roof?
- How Much Does It Cost to Replace a Roof?
- So, Roof Repair or Roof Replacement: Which Is Best?
- FAQs
Why Should You Repair a Roof?
A roof repair typically begins with a thorough inspection to locate leaks, damaged or missing tiles, and weakened flashing. Only the affected areas are removed and replaced, securing underlayment, installing new tiles or metal panels, sealing seams, and applying spot treatments to prevent future water infiltration. This targeted approach restores your roof’s integrity without disturbing areas that are still sound.
Pros of a Roof Repair
- Lower Upfront Cost: Repairs usually run a fraction of the price of a full replacement.
- Quick Turnaround: Most repairs can be completed in a day or two, reducing disruption.
- Extends Roof Life: Addresses localised issues before they spread, extending your roof’s lifespan.
Cons of a Roof Repair
- Limited Warranty: Repair work often carries shorter coverage compared to full roof replacements.
- Patchwork Appearance: New tiles or sealants may not perfectly match existing materials.
- Hidden Damage Risk: Focusing only on visible issues can leave underlying rot or structural problems unaddressed.
When Is a Repair the Best Option?
- You have isolated leaks or a small cluster of damaged tiles.
- Your roof is relatively new (e.g. less than 10 years old) and otherwise in good condition.
- You need a fast, budget-friendly fix to prevent minor issues from worsening.
- Warranty on your existing roofing materials is still active.
- Inspection shows no underlying rot, mould, or structural damage.
- You plan to sell the property soon and don’t want to invest in a full replacement.
Why Should You Replace a Roof?
A roof replacement involves a comprehensive overhaul of your entire pitched or flat roofing system. After an initial inspection, the roofers remove all existing tiles, underlayment, and flashing down to the roof deck. They then inspect and repair or reinforce the decking as needed, install fresh underlayment and drip edges, and lay new roof coverings. Finally, they replace or upgrade ventilation components, seal all seams, and conduct a quality check to ensure a watertight surface.
Pros of a Roof Replacement
- Long-Term Warranty: Most full replacements come with a much longer warranty for both materials and workmanship.
- Upgraded Performance: Opportunity to install stronger underlayment, improved ventilation, and new materials that increase energy efficiency.
- Eliminates Systemic Issues: Addresses hidden rot, weakened decking, and widespread wear, reducing the need for frequent repairs.
Cons of a Roof Replacement
- Higher Initial Cost: Replacing an entire roof is significantly more expensive than a repair.
- Longer Project Duration: Depending on size and materials, projects can take several days to a few weeks.
- Overkill for Minor Damage: In cases of limited wear or very localised damage, a full replacement may be more than what’s truly necessary.
When a Replacement Is the Best Option
- Your roof is near or past its expected lifespan (20 - 25 years, depending on material).
- Multiple leaks or widespread tile deterioration are present.
- Inspection reveals rot, sagging decking, or compromised structural components.
- You want to upgrade materials for improved energy efficiency in your property.
- You’re seeking a long-term warranty (20+ years) to reduce future maintenance needs.
- You’re investing in your property’s value and want the peace of mind of a new roof.
How Much Does It Cost to Repair a Roof?
A minor leak repair roughly costs £150 to £400. However, if you find yourself paying out for frequent repairs, it could be an indicator that a roof replacement is needed, potentially saving you money in the long term.
If a repair is all that is needed, here’s what you may expect to pay, on average:
Flat Roof Repair Costs
- Felt Flat Roof Repair: £40 to £80 per m²
- Asphalt Flat Roof Repair: £50 to £80 per m²
- Lead Flat Roof Repair: £80 to £150 per m²
- GRP Flat Roof Repair: £90 to £140 per m²
- EPDM Flat Roof Repair: £90 to £140 per m²
Pitched Roof Repair Costs
- Concrete Tiled Roof Repair: £15 to £25 per m²
- Synthetic Slate Roof Repair: £20 to £40 per m²
- Clay Plain Tiled Roof Repair: £35 to £40 per m²
- Natural Slate Roof Repair: £75+ per m²
Read Our Roof Repair Cost Guide
How Much Does It Cost to Replace a Roof?
On average, the cost to replace a roof ranges between £5,000 to upwards of £15,000. This figure is largely dependent on the type of roof covering or system that your property requires; a concrete tiled roof will fare much cheaper to replace than a Welsh slate roof, for example.
Let’s take a look at the different replacement types and their average costs:
- New Roof Structure: £6,000 to £25,000+
- Flat Roof Replacement: £3,000 to £15,000
- Gable Roof Replacement: £7,000 to £16,000
- Hip Roof Replacement: £9,000 to £18,000
So, Roof Repair or Roof Replacement: Which Is Best?
When it comes down to weighing all these factors - age, damage extent, materials, and budget - nothing can replace the judgment of an experienced roofing professional.
First, they will conduct a comprehensive roof inspection, identifying both visible issues and potential hidden problems in the deck and underlayment. Then, they’ll measure your roof’s remaining life expectancy, tailoring their recommendation to your property’s specifications and your long-term goals. This ensures that you only pay for the right solution, rather than spending on unnecessary costs.
In Need of a Roof Repair or Replacement? Get in Touch
It can be challenging to decide whether to repair or replace your roof, especially if you’re unsure of the condition of your roof. At Empire Roofing, our experienced team will know the best solution for your property’s needs, helping you save money and ensuring you have a safe roof above your head.
From the Cotswolds to Swindon, Witney to Cheltenham, our team travels far and wide to inspect, repair, and replace domestic or commercial roofs. If you’d like to discuss our services further, please get in touch with us for a FREE quote.
FAQs
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What is the most common type of roof repair?
Most often, roofers replace or patch damaged roof tiles around leaks. This involves removing the affected tiles, inspecting the underlayment for water damage, and installing matching materials and sealant to restore a watertight seal.
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When is the best time to replace your roof?
In non-emergency situations, the ideal window for a roof replacement is late spring through to early autumn, where there’s a lesser chance of rain or frost. Stable, dry weather ensures the roof coverings seal properly, and roofing teams can work safely and efficiently.
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How long should your roof last?
A roof's lifespan varies significantly based on the materials used, but generally, you can expect a properly installed roof to last between 20 and 50 years. If you want a particularly long-lasting roof material, Spanish slate tends to have a lifespan of 100+ years, whilst Welsh slate can last over 200 years!
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How are the costs of roof repairs and replacements calculated?
The estimated cost of your roof repair or replacement is based on several factors, such as:
- Roof area and pitch (measured in square metres)
- Material type (asphalt, concrete, slate, etc.)
- Extent of work (minor patch vs full restructure)
- Labour complexity (roof slope, height, accessibility, etc.)
- Additional components (underlayment, flashing, new ventilation, etc.)
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Can I make roof repairs myself?
Small fixes, like sealing minor leaks, may seem manageable, but DIY roof repairs can be risky. Without proper tools, safety gear, or experience, you could worsen the damage or injure yourself. Roofing contractors ensure repairs are done safely and correctly, making expert help the better long-term choice.
