Tenant reporting a leak? Three roof quotes, briefed properly.
FixQuotes briefs roofing jobs to insured local roofers and returns comparable quotes with the same scope, materials spec, and access plan — pitched or flat, slate, tile, lead, felt, EPDM, or GRP. Free for UK landlords, letting agents, and property managers.
- Local roofers carrying public liability cover (typically £2m+)
- Like-for-like scope: access, materials, lead code, guarantee, disposal
- Pitched and flat roof works — repair, recover, full re-roof
- Free for landlords and agents — pay nothing to FixQuotes
Pitched roof repairs — what most quotes actually cover
The bulk of pitched-roof callouts on UK rental property fall into a small set of repeating jobs: slipped or broken slates and tiles, failed ridge or hip mortar bedding, deteriorated lead flashing around chimneys and dormers, blocked or split valleys, and pointing failures on chimney stacks. None of these usually need a full re-roof; what they need is an honest scope with the right access.
A meaningful pitched-roof quote names the materials by manufacturer and product code (e.g., Marley Modern interlocking concrete tile, Welsh slate 400×200), specifies the lead code where leadwork is involved (Code 4 for most domestic flashing, Code 5 for valleys and exposed sites), gives the mortar mix for ridge bedding (typically 3:1 sharp sand to cement, with plasticiser), and sets out the access — ladder-only for minor jobs, tower scaffold or full scaffolding for anything more than a single tile replacement at a safe working height.
The brief FixQuotes sends to roofers asks for all of this so the quotes you receive can be put on a spreadsheet. A £400 slipped-slate fix that uses second-hand reclaimed slate without re-pointing is not the same job as a £650 fix that swaps three tiles, re-points the surrounding mortar, and includes a 5-year workmanship guarantee.
Flat roof repairs and recovers
Flat roofs on UK property are usually one of four systems: 3-layer torch-on felt (the legacy default, lifespan 10–15 years), EPDM rubber single-ply (30+ years if installed clean), GRP fibreglass (20–25 years, but unforgiving of bad prep), or PVC/TPO single-ply on larger blocks. A leaking flat roof is rarely a single point failure — by the time water gets through to the ceiling below, the deck and insulation are usually saturated, and a patch repair only buys time.
Honest flat-roof quotes distinguish between a localised repair (sealing a defined split or upstand, pricing a few hundred to low thousands), a full strip-and-recover (taking the existing system off, checking the deck, replacing insulation if needed, installing a new membrane — typically £80–£140/m² depending on system and access), and a recover-over (laying a new membrane on top of the existing). Recover-overs are cheaper but only work if the existing deck is structurally sound and the falls are correct — otherwise you trap moisture and accelerate failure.
Where the property has a 1970s flat-roof rear extension that's clearly at end of life, FixQuotes will usually return one repair quote and one strip-and-recover quote so you can make the spend decision with both prices in front of you.
Lead flashing, chimneys, and the bits that actually leak
Most chimney and dormer leaks aren't the chimney or the dormer — they're the lead flashing where they meet the roof slope. UK lead is graded by code number: Code 3 (thinnest, almost never specified for outdoor work now), Code 4 (the domestic standard for soakers and step flashings), Code 5 (heavier, used on valleys and any exposed or wind-loaded position), Code 6+ (commercial). The cheapest quote often spec's Code 3 or unspecified lead — that's a tell.
Equally, chimney repointing should specify the mortar (typically 3:1 sharp sand to cement, sometimes with a small dose of lime for older soft brickwork), whether the chimney pot is being re-flaunched (the cement cap around the pot), and whether the cowl or bird guard is being replaced. A repoint that doesn't mention flaunching on a 1930s stack is incomplete.
Access and scaffolding — where roof prices really differ
On almost every roofing job, the single largest cost variable is access. A two-storey rear scaffold for a single dormer leak might cost £600–£1,200 erected and dismantled with weekly hire. A four-week hire on a wraparound scaffold for a re-roof on a London terrace can run into the low thousands. Roofers can't legally work at height on anything more than a quick fix without compliant access under the Working at Height Regulations 2005 — and any roofer who proposes ladder-only work for a multi-day job is either cutting corners on safety or under-quoting and will come back for more.
FixQuotes briefs always ask for access spelled out: ladder, tower scaffold (£/day hire), or full scaffold (erection cost + weekly hire + duration). Quotes that don't break this out are usually hiding it.
What a comparable quote includes
Every quote we return for this job type uses the same template, so you can compare like-for-like. You’ll see:
- Material spec by manufacturer and product code (slate, tile, membrane, lead code)
- Access plan: ladder, tower scaffold, or full scaffold — with hire duration
- Mortar mix and lead code where leadwork or pointing is involved
- Like-for-like vs upgrade comparison where the existing fabric is at end of life
- Disposal cost (skip hire, asbestos handling on pre-2000 outbuildings if relevant)
- Workmanship guarantee duration (typically 5 years on repairs, 10–15 on re-roofs)
- Manufacturer guarantee on membrane systems (EPDM, GRP, single-ply)
- Public liability insurance level and policy expiry
- VAT inclusion and any tenant access requirements
Working at Height, asbestos, and the rules contractors actually follow
Roofing work is governed primarily by the Working at Height Regulations 2005, which require compliant access — scaffolding for any non-trivial job — and the Construction (Design and Management) Regulations 2015, which apply to construction work and require the contractor to take on planning and safety-coordination duties on domestic projects. On any property built before 2000, asbestos cement is a real possibility on outbuildings, garages, and some flat-roof underlays — disturbance triggers HSE rules and a refurbishment-and-demolition survey may be required. Reputable roofers carry public liability of at least £2m, often £5m for work above two storeys, and many are members of the National Federation of Roofing Contractors (NFRC), CHAS, or TrustMark. Quotes from FixQuotes name the contractor's insurance level and any scheme memberships up front.
Where works require legally regulated qualifications (for example Gas Safe registration for gas works, or Part P competence for fixed electrical work), users should verify the contractor's credentials directly before authorising the work.
Common questions
How much does a typical roof repair cost in the UK?
Repair costs range widely with access. A single slipped-slate replacement reachable from a ladder is usually £150–£300; the same job with tower-scaffold access is £400–£700. Re-pointing ridge tiles on a small 2-bed terrace runs £600–£1,200. Lead flashing replacement on a chimney typically costs £400–£800 plus access. Flat-roof strip-and-recover usually costs £80–£140 per square metre depending on system. Comparable FixQuotes returns three local prices for your specific property, which is more useful than any UK average.
Should I repair the flat roof or re-do it?
Depends on age, deck condition, and how many failures you've had. A flat roof under 10 years old with a single defined leak is usually a repair. A 1970s or 1980s rear-extension flat roof that's failed twice in 5 years is usually a strip-and-recover — patch repairs become uneconomic past about the third one. FixQuotes will typically send back one repair quote and one recover quote on borderline cases so you can decide with both prices visible.
Can the work be done while the tenant is in the property?
Mostly yes, but with caveats. External works rarely need entry to the property itself, so 24-hour written notice under Section 11 of the Landlord and Tenant Act 1985 covers most jobs. However, scaffolding affects natural light and can cause noise disruption — plan to give tenants the access window in advance. For internal works (loft access, ceiling repairs after a leak), notice and reasonable scheduling are essential.
Are the roofers vetted?
We confirm public liability insurance for every roofer, plus ask for any relevant scheme memberships (NFRC, CHAS, TrustMark) and a recent reference. We don't certify roofing competence — there isn't a Part P or Gas Safe equivalent for general roofing — but we screen out trades without insurance or with poor feedback, and we ask for the materials spec and access plan up front so you can sense-check the quote yourself.
What's the difference between a roof repair, a recover, and a full re-roof?
A repair fixes a defined defect (slipped slate, broken tile, failed flashing) without disturbing the rest of the roof. A recover lays new material over the existing structure if the deck and battens are sound — quicker and cheaper but only safe if the underlying fabric is OK. A full re-roof strips back to the rafters, replaces battens, breathable membrane, and the covering — typically a 25–40-year fix and the right call when the existing roof is past economic repair.
Do you cover roof inspections and surveys, not just repairs?
Yes. If you suspect there's a problem but don't know the scope, we can source survey-only quotes from local roofers — typically £100–£250 with a written report — and brief any follow-up repair quotes against the survey findings.
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