You probably need a new roof if several tiles slip every winter, the underlay is torn or brittle, nails have rusted through, the roof line sags, or you are paying for repeated repairs that do not stop the leaks. One-off damage, such as a few broken tiles or a failed flashing, usually only needs a repair.
What are the warning signs a roof is failing?
Look for these from the ground, from the loft, and from inside the house:
- Tiles or slates slipping in more than one place, year after year
- Torn, brittle or sagging felt between the rafters in the loft
- Daylight showing through the roof from inside the loft
- Rusty nail heads, or tiles that slide out with a light push (nail fatigue)
- A dipping or uneven roof line, which suggests tired battens or timbers
- Damp, mould or water stains on rafters and insulation
- Granules, mortar or tile fragments building up in gutters
- Recurring leaks in different places
- A roof that is 50+ years old with original concrete tiles and underlay
When is a repair enough?
If the damage is limited to one area, such as a few storm-blown tiles, a cracked ridge, a lifted flashing or a worn valley, a good repair is the sensible choice. The rest of the roof can carry on for many years.
A trustworthy roofer will tell you this. We always show you photos of what we find so you can judge for yourself.
Why replacing can be cheaper in the long run
Every repair visit carries fixed costs: access, scaffolding, labour. Once a roof is failing across the board, patching becomes a cycle of spending money without fixing the root cause. A full re-roof resets the clock with a new membrane, battens, fixings and dry fix ridge and verge.