Roof Repair Cost in 2026: Tiles, Ridges and Lead Flashing

Roof repair prices by job

Checkatrade’s roof repair prices are per m² for tile, slate and flat roof repairs up to 3 m², and per metre for ridge, hip, valley and flashing work. They are UK prices excluding VAT, and access equipment such as scaffolding and removal of the damaged covering cost extra.

Repair	Priced per	UK price, excluding VAT
Concrete plain tiles	m²	£90 to £120
Fibre cement tiles	m²	£90 to £130
Clay plain tiles	m²	£110 to £160
Natural Spanish slate, 510 x 225 mm	m²	£150 to £220
Bitumen flat roof	m²	£100 to £140
EPDM rubber flat roof	m²	£120 to £170
GRP fibreglass flat roof	m²	£130 to £180
Dry ridge	metre	£50 to £70
Dry hip	metre	£70 to £100
GRP valley	metre	£30 to £40
Code 5 lead flashing, up to 150 mm	metre	£50 to £70
Code 5 stepped lead flashing	metre	£80 to £120
Extra rafters for a sagging roof, 150 x 50 mm	metre	about £25
Binders or purlins with struts	metre	£30 to £40
Roof window repair or replacement	window	£800 to £1,100 or more
Rooflight replacement, such as a Velux	rooflight	from £1,000

Slipped, broken or missing tile repair costs

The covering on your roof sets the rate. On Checkatrade’s prices, concrete plain tiles cost £90 to £120 per m² to repair, clay plain tiles £110 to £160 and natural slate £150 to £220.

Those rates do not include stripping out the broken tiles, so a quote that prices only the new ones leaves part of the job unpriced. Because the price follows the area, a clear quote says how many m² the roofer will repair, which tile goes back on and where on the roof the work is.

Ridge, hip and valley repair costs

On a dry ridge or dry hip, the tiles are screwed and clipped down instead of bedded in mortar. Checkatrade prices a dry ridge at £50 to £70 per metre, a dry hip at £70 to £100 per metre and a GRP valley, the channel where two roof slopes meet, at £30 to £40 per metre.

Lead flashing repair costs

Lead flashing seals the joints where a roof meets a chimney or a wall, and damaged flashing there is one of the common causes of a roof leak. Replacing Code 5 lead flashing up to 150 mm costs £50 to £70 per metre, and stepped flashing, cut in steps to follow the brick courses where a sloping roof meets a chimney or wall, costs £80 to £120 per metre.

Labour, scaffolding and waste costs

Checkatrade puts a roofer’s time at about £35 to £45 an hour or £280 to £360 a day. If the repair cannot wait, an emergency call-out typically costs around £350.

A single scaffold up to 10 m high costs around £625 a week and a skip £125 to £320, depending on size, so on a small repair the access and waste can cost more than the repair itself.

What to check on a roof repair quote

Repair quotes often leave out scaffolding, waste removal and VAT, so the lowest total may simply cover less of the job. Compare the guarantee and the payment terms as well as the price. Among the Nottingham roofing firms compared on memberships and guarantees, Roofcare (Midlands) in West Bridgford guarantees its repairs for 5 years, and Notts Building & Roofing in Arnold takes no deposit and no payment until you are satisfied.

When a roof repair needs building regulations approval

The Planning Portal says a building control application is not normally needed to repair or re-cover a pitched or flat roof while less than 50 per cent of the roof, and less than 25 per cent of the building envelope, is affected. The envelope means the walls, floor, roof, windows, doors, roof windows and rooflights together.

Go past either size limit and approval is required, the same as for a full new roof, and there may then be more to do, such as making sure the insulation is sufficient. Structural alterations and some changes of roof covering need approval too.