You may need a new roof if you have repeated leaks in different places, lots of slipped or porous tiles, sagging, daylight in the loft, crumbling old bitumen felt, or widespread rotten battens. If the problem is isolated — a few tiles, one flashing, a loose ridge — a repair is usually enough. A roofer should be able to show you photos and explain which applies.
The 9 warning signs
- Leaks in more than one place, or leaks that keep coming back after repairs.
- Lots of slipped, cracked or missing tiles — especially after every storm.
- Tiles that are porous, flaking or crumbling (common on older concrete tiles).
- A sagging or dipping roof line, which can mean structural problems.
- Daylight visible through the roof from inside the loft.
- Old black bitumen felt underlay that is brittle, torn or sagging between rafters.
- Rotten or broken battens that no longer hold the tiles securely.
- Widespread moss and damp staining combined with frost-damaged tiles.
- Mortar ridges and verges failing repeatedly along their whole length.
When a repair is enough
Plenty of roofs only need a targeted repair. A handful of slipped tiles, one failed flashing, a blocked valley or a loose ridge can usually be fixed for a fraction of the cost of a new roof. A good roofer will tell you honestly — and back it up with photos.
What a full re-roof involves
- Scaffolding erected and the property protected
- Old tiles, battens and underlay stripped off
- Rafters inspected and repaired
- New breathable membrane and treated battens
- New tiles or slates
- Mechanically fixed dry ridge and verge (required on new roofs under BS 5534)
- New lead flashings where required, and the site cleared
How long does a new roof last?
Lifespan depends on the materials, the quality of installation and how exposed the property is. Quality concrete tiles, clay tiles and natural slate can all last for many decades when properly installed and maintained. What usually fails first on older roofs is the underlay, battens and mortar — which is why a proper re-roof replaces all of them.
Frequently asked questions
Can I replace just part of my roof?
Sometimes. One roof slope or a section can be stripped and re-roofed if the rest is in good condition. A roofer will advise after inspecting it.
Do I need planning permission for a new roof?
Like-for-like re-roofing usually doesn't need planning permission, but listed buildings, conservation areas and changes in materials or height can. Check with your council if unsure.
Can I stay at home during a re-roof?
Yes. Most people stay at home; the roof is kept protected at the end of each day.
Owner of DG Roofing Services, roofing across Darlington and the North East for 30+ years. Rated 10/10 on Checkatrade from 500+ reviews.
