One of the hardest calls in roofing is deciding whether to repair or replace. Repairs are cheaper in the short term, but repeated repairs on a failing roof can cost more than a full replacement over a five-year period. Here are the seven signs we look for when advising homeowners.

Your roof is over 25 to 30 years old

Most concrete interlocking tile roofs have a practical life of 30 to 40 years. Clay tile and natural slate can last longer, but the battens and felt underneath deteriorate. If your roof is approaching this age, even small problems can indicate wider deterioration.

You have had repeated repairs in a short space of time

If you've had two or more separate repairs in the past five years, the underlying roof covering is likely failing. Each new repair treats a symptom rather than the cause. At some point it becomes cheaper to replace than to keep patching.

You have damp patches on upstairs ceilings

Damp patches that keep coming back even after a repair suggest water is finding multiple entry points. This often means the felt underlay is perished, a widespread failure that cannot be fixed by tile replacement alone.

Tiles or slates are slipping, cracking, or missing regularly

Occasional tile slippage is normal over decades. But if you are replacing multiple tiles each year, the nibs (the hooks that hold tiles to battens) are likely snapping off, a sign that the tiles have reached the end of their usable life.

Daylight is visible in the loft

Go into your loft on a bright day and look up. Any visible daylight, other than at properly ventilated ridge or eaves, indicates a gap that is allowing water in. If this is widespread, the roof needs replacing.

The ridge or hip tiles are failing

Ridge and hip tiles are bedded in mortar. When that mortar fails, the tiles become loose and eventually fall off, a safety hazard as well as a water ingress risk. Widespread ridge failure often coincides with general roof decline.

Your energy bills have increased significantly

A failing roof often means compromised insulation. If your heating bills have crept up and you cannot explain it another way, check your loft: a wet or displaced insulation layer can be caused by ongoing low-level water ingress.

What does a full roof replacement involve?

A full re-roof typically includes stripping all existing tiles, battens, and felt back to the decking; replacing any rotten or damaged timbers; installing new breathable underlay and treated battens; and then laying new tiles or slates with new ridge and hip mortar.

When we carry out a re-roof, the scaffold is always included in our price. You will not receive a separate invoice from a scaffolding company: we handle both, which simplifies the project and usually saves money compared to hiring the two trades separately.

7 Signs Your Roof Needs Replacing (Not Just Repairing)