Roofing questions answered

Water that gets past a slate or a flashing often runs along the underlay or a rafter before it drips, so the mark indoors can be well away from the gap. That is why a roof should be checked from the loft as well as outside. Our guide to leaks in heavy rain explains how to narrow it down.

A repair is cheaper when the problem is local: a few slates, a ridge, one flashing. When the fixings or the covering are failing across the whole roof, repeated repairs stop making sense. See roof repair and new roof costs for published price ranges.

Not with mortar alone. Since the 2014 revision of BS 5534, ridges, hips and verges need mechanical fixing, either with fixings through the mortar bed or a dry ridge system. Our tiles and ridges guide compares the two.

A thin layer is not usually harmful, according to Marley, but heavy growth holds water and slows run-off, and it often ends up blocking gutters. Pressure washing is advised against because it can force water into the roof. Read more in moss on roofs.

Most often the lead flashing where the stack meets the roof has failed. Cracked flaunching round the pots, worn pointing and a missing cap are the other usual suspects. See chimney repairs and leadwork.

Usually, yes. The Planning Portal says re-roofing needs approval in most situations, and the work should include improving the insulation. Approval comes from building control, or from a roofer registered with a competent person scheme such as CompetentRoofer or NAPIT.

A certificate of compliance or a building control completion record. GOV.UK says to contact the scheme if a certificate has not arrived within 30 days, and buyers may ask for it when you sell.

Usually not, if the new roof does not materially change how the house looks. An Article 4 direction in a conservation area can change that, and a listed building needs listed building consent for work affecting its character. Our permission guide covers each case.

Yes. Both towns have estate-wide schemes on top of planning: in Letchworth the Heritage Foundation, and in Welwyn Garden City the council's Estate Management Scheme. See our pages on Letchworth and Welwyn Garden City.

Yes. GOV.UK says scaffolding on a public highway needs a licence from the council. In Luton the council charges £205 for up to 28 days and takes a £550 refundable deposit, and says it needs at least ten working days to process an application.

The Association of British Insurers describes a storm as gusts of at least 55 mph, rain of at least 25 mm an hour, a foot of snow in 24 hours, or hail that damages hard surfaces or breaks glass.

Policies are meant to cover sudden and unforeseen damage, not general upkeep, so a claim can be reduced or refused where the roof was already in poor repair. Keep photos and an itemised invoice. See storm damage and insurance.

No. HSE warns that winds above 23 mph affect a person's balance and that roofs should not be worked on in rain, ice, frost or strong wind. Move belongings away from the leak, catch the water and call a roofer. See emergency and storm repairs.

The ABI says to arrange temporary emergency repairs to stop the damage getting worse, but to speak to your insurer first and keep the receipts, because they form part of the claim.

It depends on the material and how it was laid. BBA certificates for some EPDM membranes state a service life of at least 30 to 35 years, and one GRP system's certificate states more than 15 years. Our EPDM, GRP or felt guide sets the figures out.

Ponding usually means the roof does not fall enough towards its outlet, or the deck has sagged. The current British Standard for flat roofs, BS 6229:2025, sets a minimum finished fall of 1:80.

Often. Approved Document L counts replacing a flat roof's waterproof membrane as renovating a thermal element, which can trigger an insulation upgrade. See flat roofing.

It may be if the garage was built or refurbished before 2000, says HSE, and corrugated cement sheets are a common example. Leave it alone if it is undamaged and get it identified before any work.

Usually because it is blocked with moss and leaves, has dropped out of line so water collects at one end, or the downpipe is choked. See gutters, fascias and soffits.

Only with care and sometimes a licence. The Bat Conservation Trust says bats often roost behind soffits and fascias, and destroying a roost is an offence. The National Bat Helpline gives free advice.

Not while a nest is in use or being built: GOV.UK says damaging or destroying an active nest is an offence, and there is no licence that allows it for building work. The job has to wait.

Which? advises never dealing with a roofer who knocks on your door, and Central Bedfordshire Trading Standards names repairing loose roof tiles as a typical doorstep offer. Get written quotes and never pay the full amount in cash up front.

Usually, within 14 days. The Consumer Contracts Regulations give a cancellation period for contracts made away from a trader's premises. If you ask for work to start sooner, Citizens Advice says you pay for the part already done.

Rarely for roofs as such. Luton Borough Council's housing assistance policy offers a means-tested decent homes loan to some owner-occupiers, though it does not name roofs. Other councils have their own rules, so ask yours. See roof repair costs.

Yes. After looking at the roof we set out what is wrong, what we propose and what it will cost, including any scaffolding and permissions. See ask for a roofing quote.