How long does a roof last?
There's no single answer, because a roof is several layers that age at different rates. The tiles or slates on top are usually the longest lasting part. Natural slate and clay tiles can last a very long time, and concrete tiles also have a long life. What usually fails first is underneath: the old bitumen felt perishes, battens rot or lose their grip on the nails, ridge mortar cracks and lead flashings split. So when people ask how long a roof lasts, the honest answer is that the covering can outlive the parts holding it on.
Flat roofs follow a different pattern. If yours is flat, our flat roof lifespan guide is the better read.
Signs you need a new roof
- Tiles or slates slipping in several places, not just one.
- Old felt that is torn, brittle or sagging between rafters when seen from the loft.
- Battens that are soft, rotten or have nails rusting through.
- Daylight visible through the roof from inside the loft.
- Repeated leaks in different spots despite repairs.
- A sagging ridge line or roof slopes that look wavy.
- Widespread spalling or delamination of tiles or slates.
One or two of these on their own may just mean a repair. Several together usually point towards replacement.
When a repair is the right call
If the felt and battens are sound and the problem is local, such as a few slipped tiles, a cracked ridge, a lifted flashing or a single leak, a repair is usually the sensible choice. It deals with the fault and the roof carries on. Our roof repair page covers the common fixes.
When replacement makes more sense
Replacement is worth considering when the underlying layers have reached the end of their life across the whole roof. Repairs then become a cycle: fix one area, another fails. Each visit costs money, and where scaffold is needed every time, those costs add up quickly. A re-roof replaces the membrane, battens and fixings in one go, along with the covering and leadwork. Our roof replacement page explains what that involves.
Roof repair vs replacement cost
A repair is cheaper on the day. Replacement is a bigger outlay but stops the repeat bills and resets the clock on the whole roof. The useful comparison isn't one repair against one replacement, but the likely total spend over the next few years. Our new roof cost guide sets out what drives replacement prices, and the roof repair cost guide does the same for repairs.
How long does a re-roof take?
Timescales depend on the size and shape of the roof, the covering, any timber repairs found once the old tiles are off, and the weather. Work is planned so the roof is kept covered and watertight at the end of each day. We'll give you an expected timescale in writing with the quote.
Get an honest opinion
We'll tell you if a repair will do the job. If we think replacement is the better long-term option, we'll explain why and show you what we've seen.
Need it sorted? Book a roof repair
See our roof repair service, call 07399 680142 or use the quote form below for a free written quote.