When your roof is beyond patching, Ely Roofers carries out full roof replacements in Cottenham and the surrounding villages, stripping everything back and starting fresh with materials built to last.
Not every roof needs to come off. But when slates are crumbling, timbers are soft with rot, or a flat roof has been repaired so many times there is nothing solid left to fix to, a full replacement is the only honest answer. Carrying on with repairs at that point costs more in the long run and leaves you with a roof you cannot rely on.
A full replacement involves stripping the existing roof covering down to the bare deck or rafters, inspecting and replacing any damaged timbers, fitting new breathable underlay, and re-covering with new tiles, slates or flat roof membrane. Done properly, a new pitched roof covering can perform well for several decades before it needs significant attention.
A straight swap on a standard semi-detached house in this area typically falls somewhere between £5,000 and £10,000 depending on size, pitch, access and the materials chosen. Larger detached houses or roofs with hips, valleys and multiple chimney stacks will cost more. Flat roofs are priced per square metre; EPDM rubber systems typically run from around £70 to £120 per square metre installed.
Be cautious of any price that seems far below those ranges. Cheap quotes often mean thinner underlay, recycled second-hand tiles, or corners cut on the battening and flashing. You will not see those shortcuts from the ground, but you will notice them within a few years when problems return.
This is the part most homeowners skip, and it is the part that matters most. Choosing the wrong contractor is far more expensive than paying a fair price for the right one. Here is what to ask before you agree to anything.
Any roofer who has replaced roofs regularly will have photographs and, ideally, homeowners willing to speak to you. Ask specifically for pitched roof replacements on houses of a similar age and style to yours. Flat roof work and pitched roof work are different skills - make sure the photos match the job you are having done.
A good contractor will tell you the make and specification of the tiles or slates they plan to use, the underlay brand, and why they have chosen them. If they cannot or will not name the materials, that is a concern. Concrete interlocking tiles, plain clay tiles, and natural slate all behave differently and carry different lifespans. Your contractor should explain the trade-offs and help you choose what suits your house and your budget.
Ask whether the underlay is a vapour-permeable breathable membrane. Older-style sand and felt underlays trap moisture in the roof space. Breathable membranes allow the structure to dry out, which matters particularly in older houses where the roof space has little ventilation.
Some roofing companies quote the job and then subcontract it to a crew they have never used before. Ask directly whether the people quoting the work are the people who will carry it out. If subcontractors are used, ask whether the company will have a supervisor on site and how often they will visit.
A roof replacement leaves your home open to the weather during the work. Ask what happens if it rains mid-job. A proper contractor will sheet over the open sections at the end of each working day using heavy-duty polythene, weighted and secured so it stays put overnight. Ask about this specifically, and about what happens if the weather forces a longer delay.
Scaffolding is nearly always needed for a roof replacement and is a significant part of the total cost. Ask whether the scaffolding is included in the quote or is a separate contract. Check who is responsible for scaffold safety and how long it will remain in place. Some roofers arrange scaffolding themselves; others expect the homeowner to organise it separately.
In most cases, replacing a roof with the same or similar materials does not require planning permission, as it falls under permitted development. However, if your property is in a conservation area or is listed, you may need to notify the local planning authority or seek consent before work begins. Check this before agreeing to a start date. If your contractor tells you no permission is ever needed without knowing your property's status, be wary.
Before you sign anything, make sure the quote sets out in writing exactly what is covered. Key things to confirm:
Anything not listed is likely to be treated as an extra. Rot in the rafters is a common one - some roofers quote to replace a set number of rafters and then charge per additional metre once they are on the roof. Ask how they handle unexpected structural repairs and get the day rate in writing before work starts.
A cash-only deal with no paperwork, a contractor who cannot give you a fixed address or phone number, a quote that arrives without a site visit - these are warning signs. Pressure to decide on the same day is another. A reputable roofer will give you time to compare quotes and will not chase you.
Unsolicited door-knocking after a storm is common in many areas. Contractors who approach you this way are not necessarily dishonest, but you should apply exactly the same checks as you would to anyone else, and take time to compare before you agree.
Three quotes is a reasonable number. Do not choose automatically on price - compare what each quote actually includes. A quote that is £1,500 cheaper may be using thinner underlay, single-nailed rather than double-nailed slates, or mortar ridge rather than a dry-fix system. Ask each contractor to specify exactly what they are proposing so you are comparing like for like.
If one quote is significantly lower than the others, ask the contractor to explain where the saving comes from. Sometimes they source materials cheaply or have lower overheads. Sometimes the saving comes at your expense.
You do not always need a roofer on the roof to spot warning signs. From the ground, look for:
Any of these is worth having a roofer look at. A reputable contractor will tell you honestly whether you need a full replacement or whether targeted repairs will buy you more time. If a roofer recommends a full replacement on a roof that is only 15 years old, ask for a clear explanation of why.
We carry out roof replacements in Cottenham and across the surrounding area, including Waterbeach, Soham, Witchford, Haddenham, Over, Stuntney, Prickwillow, Downham and Queen Adelaide. If you are nearby and not sure whether we cover your village, call us and we will tell you straight.
If you think your roof may need replacing, the first step is a proper survey from someone who will give you an honest assessment. Call Ely Roofers to arrange a roof survey in Cottenham and get a written quote with full details of what is included before you commit to anything.
No obligation · We usually respond within 2 hours
Storm damage, active leak, damaged ridge - we aim to be on-site within 24 hours.
