A damaged roof never gets better on its own - here is exactly what happens from the moment you call us to the moment we leave your drive in Elmswell.
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A single slipped tile exposes the felt beneath it to UV, rain and frost. Within one winter that felt can crack, water tracks down the rafter and the first you know about it is a damp patch on a bedroom ceiling. By that point the repair bill is several times what it would have been if the tile had been refixed the week it slipped. Small defects cause big damage - that is the single most important thing to understand about roof maintenance.
The same logic applies to failed flashings around chimneys and dormers, crumbling mortar on a ridge, or a lead valley that has lifted at a joint. None of these faults heals itself. Rain finds the lowest point, then it finds the next one, and then it finds your loft insulation and your joists.
Understanding exactly what happens during a roof repair helps you know what to expect, what questions to ask, and whether the work being described to you sounds right. Below is how a properly carried-out repair should unfold.
Before any work is priced or started, the roof needs to be looked at properly. That means getting up there, not assessing it from the pavement. A ladder inspection lets the roofer check the condition of individual tiles or slates, test whether they are secure, look at the mortar on the ridge and hips, examine every flashing and check the condition of the felt where it is visible at the eaves. What looks like a single slipped tile from the ground is sometimes three or four displaced tiles with cracked felt behind them.
During the inspection it is also worth checking the gutters and fascias. Blocked gutters cause water to back up under the lowest course of tiles, and a sagging fascia can pull the gutter away from the wall, sending water straight down the brickwork. These are not roof repairs as such, but they affect the roof's ability to drain properly.
Once the roofer has seen the roof in person, they should be able to tell you clearly what needs doing, why, and what material they will use. If slates are being replaced, will they use natural reclaimed slates to match the existing roof or concrete alternatives? If a flashing is being renewed, will it be lead or a lead-effect mortar system? These are questions worth asking, because the answers affect both the appearance and the longevity of the repair.
A good roofer will not replace things that do not need replacing, but will also point out anything that is likely to fail in the near future so you can decide whether to deal with it now while the scaffolding or ladders are up. Doing two small jobs in one visit costs less than two separate call-outs.
For most single-storey or straightforward two-storey repairs, a set of roof ladders hooked over the ridge gives safe access without any scaffolding. Roof ladders spread the roofer's weight across the tiles and allow them to work across the slope safely. For larger jobs, more complex roofs, chimney work above a certain height, or any work near a public pavement, scaffolding is the right choice. A reputable roofer will tell you honestly which is needed rather than skimping on access to keep the price down.
Access equipment, particularly scaffold, adds cost - typically £300 to £600 for a basic domestic scaffold on a straightforward two-storey house, though more complex arrangements cost more. This is a legitimate cost and should be included in any quote rather than added as a surprise at the end.
The actual work varies enormously depending on what is being fixed. Here is what is involved in the most common types of repair:
Once the repair is done, a thorough roofer walks the repair area again to check every tile that was disturbed is correctly seated and secure, that mortar is profiled correctly, and that no debris has been left in the gutters. Offcuts of lead, broken tile pieces and mortar waste in a gutter will block it within a few weeks. A quick check with a hose at the repaired area, if practical, is a good final test.
All waste materials - broken tiles or slates, old mortar, off-cuts of lead - should be removed from the site. Bags or a skip on the drive, depending on the volume of waste. Leaving old broken materials on a flat roof, in a gutter or piled in a garden is not acceptable practice. Before the roofer leaves, check the area yourself: gutters clear, no debris on the roof surface, ground around the access point tidy.
Prices vary depending on what is being repaired, the materials involved and the access required. The following are honest typical ranges for common jobs. They are not fixed quotes - every roof is different - but they give you a reference point.
If you receive a quote that is significantly below these ranges, it is worth asking exactly what materials will be used and what access method is planned. Under-priced jobs often involve skipping scaffold, using inferior materials or not completing the full scope of work needed.
A repair is the right choice when the roof covering itself is structurally sound and the failure is localised - a section of ridge, a flashing, a handful of tiles. A re-roof becomes the more sensible option when the roof covering has reached the end of its usable life and repairs are being carried out repeatedly across different areas. Concrete interlocking tiles typically last 30 to 50 years; natural slate can last considerably longer if the fixings are in good condition; plain clay tiles are similar to slate in lifespan.
If a roofer tells you that you need a full re-roof, it is reasonable to ask them to explain exactly why - what condition is the felt, are the battens rotted, how many tiles are beyond re-use? A second opinion on a large job is always sensible.
The following questions are worth putting to any roofer before you agree to work:
A roofer who cannot answer these questions clearly, or who is reluctant to get on the roof before pricing, is worth approaching with caution.
Tiles and slates slip for several reasons: the nibs that hook them onto the batten can crack over time, the nails that hold them can corrode and snap (particularly on older nail-fixed slates), or the battens they sit on can rot if felt and ventilation are inadequate. On Victorian and Edwardian properties, slates were often fixed with iron nails that have now corroded away - a condition known as nail sickness. When this is widespread across a slope, individual replacements become uneconomical and re-slating the affected slope is a better answer.
Ridge mortar fails because it is exposed on all sides to rain, frost and thermal movement. Unlike mortar in a sheltered joint, ridge mortar has no protection. Even a well-mixed batch will not last indefinitely; 25 to 35 years is a realistic lifespan before repointing is needed.
Flashings fail because lead is a soft, ductile metal that expands in summer heat and contracts in winter cold. Over years, this movement can work the lead out of the chase in the brickwork, or cause fatigue cracks in heavily dressed sections. Mortar alone will not hold a flashing in place long-term - lead needs to be wedged into a raked joint or clipped mechanically.
A heavy covering of moss adds weight to the roof, retains moisture against the tile surface and can lift the leading edges of tiles as it grows beneath them. Removing moss is reasonable maintenance, but the method matters. Pressure washing a roof removes moss quickly but can damage tile surfaces, force water under tiles and saturate the felt below. Soft brushing or a biocide treatment followed by natural weathering is less damaging. After treatment, a zinc or copper strip fixed near the ridge releases trace amounts of metal salts in rain, inhibiting regrowth.
As well as Elmswell, we carry out roof repairs across the surrounding area including Diss, Stowmarket and neighbouring villages. If you are unsure whether we cover your location, call us and we will tell you straight away.
If you have a slipped tile, a stain on a ceiling, or a flashing that has pulled away from a chimney, it is worth arranging a roof survey in Elmswell. A good roofer will get up on the roof, show you what they find and give you a clear price for putting it right.
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Call any time. Calls are answered day and night and passed straight to our roofers.
