Ely Roofers helps homeowners in Chatteris work out whether their roof needs a repair or a full replacement, and then carries out whichever job is right.
The most common question we hear from homeowners thinking about their roof is whether they actually need a full replacement or whether a repair will do. It is an important question, because the difference in cost is significant. A repair might cost £150 to £600 depending on what is involved; a full re-roof on a semi-detached can run to £5,500 to £9,000 or more. Getting the answer wrong in either direction costs money.
The honest answer depends on the age of the roof, the extent of the damage, the condition of the underlying structure, and whether the problems are isolated or spreading. This page works through the key factors so you can have an informed conversation with any roofer you speak to, including us.
Repair makes sense when the damage is genuinely limited to one part of the roof and the rest of the covering is in reasonable condition. Common repair jobs include:
If the roof is fewer than 20 to 25 years old, the underlying timbers are sound, and the problem is clearly isolated, repair is almost always the right starting point. A repair done properly on a relatively young roof buys many more years of service.
The problem with repeated repairs is that you can spend money year after year on an ageing roof and still end up replacing it. A common pattern is a small leak repaired, then another the following year in a different spot, then ridge mortar fails, then a few more tiles slip. Each individual visit seems reasonable, but the costs accumulate and the underlying roof is still deteriorating.
A roof that has been patched in multiple locations over a period of years is often telling you that the covering as a whole has reached the end of its useful life. At that point, continuing to repair is not economical. A new roof, while a larger upfront cost, resolves the problem once rather than dealing with it repeatedly.
A re-roof is the sensible option when one or more of the following applies:
Natural slate roofs can last considerably longer than concrete tiles when the original material is good quality. If you have a slate roof that is lifting in patches, it is worth having a roofer assess whether the problem is the slates themselves or the nails holding them (a condition known as nail sickness). If the slates are sound but the nails have corroded, re-nailing or re-slating with the original material can be a cost-effective alternative to full replacement.
A full re-roof means stripping everything back to the bare rafters - tiles or slates, battens and felt - and starting again. Once stripped, the timber structure should be inspected carefully. Any rotten, cracked or undersized rafters, ridge boards or purlins need to be repaired or replaced before the new covering goes on. This is the stage where hidden problems come to light, so it is important that your contractor allows for this in the quote rather than presenting it as a surprise addition.
New breathable membrane felt goes down first, then new treated timber battens, then the chosen tile or slate. Ridge tiles are bedded in mortar or fixed with a dry-fix ridge system; dry-fix is increasingly the preferred method because it does not rely on mortar remaining intact over time.
For pitched roofs in Chatteris and the surrounding area, the main material choices are concrete interlocking tiles and natural slate. Concrete tiles are the more economical option, are quicker to lay, and suit most standard roof pitches. Natural slate, whether Welsh or Spanish origin, costs more in both materials and labour, but is lighter per tile and tends to have a longer service life when quality material is used. Clay plain tiles are a third option, appropriate for older or traditional properties, but they are more expensive and take longer to lay.
If you are replacing a roof that carries clay tiles and you want to maintain the appearance, matching replacements can sometimes be sourced from reclaim yards. It is worth discussing this with your roofer before settling on a specification.
The same repair-versus-replace question applies to flat roofs. A small split or blister in a felt surface that is otherwise in good condition can be patched effectively. But if the felt is cracking across a wide area, is lifting at the edges, or has had the same section repaired more than once, replacement is the better option.
Modern flat roof systems perform significantly better than the mineral felt installed on most post-war extensions and garages. Torch-on modified bitumen felt is a layered system that bonds properly to the deck and resists water far more reliably than older single-layer felt. EPDM rubber membrane is a well-established alternative: a single flexible sheet that is bonded in place, handles standing water and UV exposure, and does not become brittle in cold weather the way old felt does. Flat roof replacement on a single-storey extension typically costs £800 to £2,000 depending on area and deck condition.
Whether you are repairing or replacing, lead flashings deserve careful attention. The lead that seals chimneys, parapet walls, dormer cheeks and extension abutments is often the first point of failure on an older roof, and it can fail independently of the tile covering. Signs of lead flashing problems include damp patches on chimney breasts inside the house, or staining on ceilings near a valley or dormer wall.
On a repair job, failed flashings can often be replaced in isolation without disturbing the surrounding tiles. On a re-roof, all flashings should be replaced as part of the job - using original lead over new tiles is false economy. Code 4 lead is standard for most flashing applications; Code 5 is used for wider areas like back gutters behind chimney stacks. Chimney stacks often need repointing at the same time, and in some cases partial rebuilding if the brickwork is badly deteriorated.
When a re-roof is underway, scaffolding gives access to the roofline at eaves level. Timber fascias and soffits are vulnerable to rot, particularly where gutters have been leaking or overflowing. Replacing them at the same time as the roof avoids the cost of a second scaffold hire and means the whole roofline is renewed together. uPVC fascia and soffit boards are the standard replacement material: they do not rot, do not need painting, and are available in a range of profiles to suit different house styles. Replacing the roofline on a semi-detached typically adds £600 to £1,200 to the project.
Guttering should also be checked. Old cast-iron gutters are prone to joint failure and rust; standard uPVC guttering is a straightforward and long-lasting replacement. Adding new guttering to a roofline replacement typically costs £200 to £500 for the run on a standard semi.
Whether you end up repairing or replacing, certain signs mean you should not wait:
A leaking roof left unattended allows water to damage timbers, insulation and internal plasterwork, turning a roofing bill into a much larger repair job. Acting promptly is always more cost-effective than waiting.
If you are unsure whether you need a repair or a full new roof, the most useful thing you can do is have someone look at it properly. We cover Chatteris and the surrounding towns including Ely, March, Soham and Littleport. Call us to arrange a roof survey and we will give you an honest assessment of what your roof actually needs, without pushing you towards unnecessary work.
No obligation · We usually respond within 2 hours
Storm damage, active leak, damaged ridge - we aim to be on-site within 24 hours.
