There's a clear gap between a roof that needs repairs and one that needs replacing. Repair is right when the underlying system is sound. Replacement is right when the underlying system is at end of life — and patching individual issues is just delaying the inevitable. Here are the ten signs we look for.
Can a roof be repaired indefinitely instead of replaced?
Repairs work while the underlying battens, felt and rafters are sound. Once those start failing, repairs become a money pit — replacement is the better long-term spend.
How long does a roof replacement take?
Typical 3-bed semi: 5–10 working days depending on weather, complexity and any extra works (chimneys, fascias). Larger detached: 10–15 days.
Will I need planning permission for a new roof?
Like-for-like replacement: no permission needed. Changing tile type, raising the roof, adding dormers or skylights may need permission — we'll flag this in the quote.
Most concrete tile roofs are designed for 40–60 years. Past 40 you're on borrowed time; past 60 it's overdue.
Get a survey — if other signs are present, plan a re-roof in the next 1–3 years.
Repeat leaks (3+ in 5 years)
Repeated leaks in different places signal underlying felt and batten failure, not a single repairable issue.
Repair money is better spent towards a re-roof at this point.
Daylight visible through felt
If you can see daylight through tears in the loft felt, wind-driven rain is getting straight in.
Re-roof — felt cannot be replaced without stripping tiles.
Sagging ridge or rafter line
Visible dip in the roof line from the road suggests structural movement or rotten timbers.
Structural survey first; almost always part of a full re-roof.
Grit & granules in gutters
Heavy grit in the gutter is tile coating washing off — a sign tiles are nearing end of life.
Combined with age, a strong replacement signal.
Multiple slipped/cracked tiles
Five or more slips on one slope means widespread nib failure or batten rot, not isolated damage.
Full re-roof — patch repairs won't stop the pattern.
Repeat damp on upstairs ceilings
Damp coming back in the same place despite repairs means water is finding a route through a failing system.
Re-roof addresses the system; patching just moves the leak elsewhere.
Perished felt visible in loft
Old bitumen felt black, brittle and tearing when touched — the secondary defence has gone.
Re-roof with breathable membrane.
Roofer feels give underfoot — rotten battens or rafters below.
Full strip needed to assess and replace timber.
Failing flashings throughout
Lead lifting, mortar crumbling across multiple chimneys, valleys, abutments — system-wide failure.
Often most cost-effective to address as part of a full re-roof.
Evans Roofing & Maintenance Ltd, Witney, Oxfordshire. Call 07960 482233 for a free written quote.