A roof is easy to ignore — until it leaks. Catching problems early can save you thousands and prevent damage to the rest of your home. Here’s how to tell whether yours needs attention.
Warning signs to look for
- Slipped, cracked or missing tiles or slates
- Damp patches, staining or peeling paint on upstairs ceilings
- Sagging areas in the roofline
- Granules from shingles collecting in gutters, or moss and damp build-up
- Daylight visible through the roof in the loft
- A sudden rise in heating bills (a sign of poor insulation or ventilation)
How long should a roof last?
It depends on the material: concrete tiles typically last 40–60 years, clay tiles 60+ years, natural slate can exceed 100 years, and flat (EPDM rubber) roofs around 20–30 years. Regular maintenance and good ventilation extend all of these.
Repair or replace?
A few slipped tiles or a localised leak is usually a repair. But widespread damage, sagging, or a roof near the end of its life is often more economical to replace — a new roof also improves insulation and resale value. A 3-bed semi re-roof typically costs £6,500–£14,500; flat roofs are cheaper at £2,500–£6,000. See our roofing cost guide.
Get it checked by a professional
If you’ve spotted any of the signs above, get a qualified roofer to inspect it — most offer free assessments. Use the form above to compare free, no-obligation quotes from trusted local roofers.