Short answer: your roof probably needs replacing, not repairing, if tiles or slates keep slipping across the whole roof, there is damp or daylight in the loft, the roof line sags, the covering is near the end of its lifespan, or you keep paying for repairs. If the damage is in one spot, a repair is usually enough.
Most roofs give plenty of warning before they fail. The signs are easy to miss from the ground, so many homeowners only find out when water comes through a ceiling. This guide covers the five signs we look for on roofs across Dorset and Hampshire, how long each type of roof lasts, and when a repair is enough.
The 5 signs your roof needs replacing
1. Tiles or slates keep slipping, cracking or going missing
A few slipped tiles after a storm can be repaired. Tiles slipping all over the roof, again and again, usually mean the fixings have failed. On slate roofs this is called nail sickness: the nails holding the slates rust through, so slates slide out one after another and replacing them one at a time stops working.
What to look for: gaps in the rows, broken pieces in the gutter or on the ground, and tiles sitting out of line with their neighbours.
2. Damp or daylight in the loft
The loft shows problems before they reach your ceilings. On a bright day, take a torch into the loft and look for:
Daylight showing through the roof
Dark stains or tide marks on the rafters
Damp, flattened or mouldy insulation
Underlay (the membrane under the tiles) that is torn, brittle or sagging between the rafters
Many older roofs have bitumen felt underlay, which turns brittle with age. Once it tears, any water that gets past the tiles lands straight on the timbers and insulation.
3. The roof line is sagging
Seen from across the road, the ridge (the top line of the roof) should be straight and each slope should look flat. A dip or wave can mean the timbers underneath have weakened, often after years of slow leaks. Get this checked soon, because it is a structural problem, not a cosmetic one.
4. The roof is near the end of its lifespan
If your roof is the original one on an older house, it is worth checking even if nothing looks wrong yet. Signs of age include tiles flaking or crumbling at the edges, concrete tiles that have turned rough and porous, moss that keeps coming back, and cracked mortar along the ridge and verges. The table below shows how long each type of roof usually lasts.
5. You keep paying for repairs
If a roofer has been out several times in a few years and every visit fixes something new, the whole roof is wearing out. When the tiles, fixings and underlay are all old, one replacement usually costs less over time than repair after repair.
How long does a roof last in the UK?
A tiled or slate roof typically lasts 40 to 100 years, depending on the material. A felt flat roof typically lasts 10 to 20 years. Exposure matters too. Homes near the coast in Poole, Bournemouth and Southampton face salt air and wind-driven rain, which wear out fixings and mortar faster.
Roof covering | Typical lifespan |
|---|---|
Concrete tiles | 40 to 60 years |
Clay tiles | 60 to 100 years |
Natural slate | 80 to 100+ years |
Felt flat roof | 10 to 20 years |
Rubber (EPDM) or fibreglass (GRP) flat roof | 20 years or more |
These are typical figures. How well the roof was installed and how well it has been maintained make a big difference.
Should you repair or replace your roof?
Repair the roof when the damage is in one area. Replace it when the problems are spread across the whole roof.
A repair is usually enough | A replacement is usually better |
|---|---|
A few slipped or broken tiles | Tiles slipping all over the roof |
A leak in one spot, such as around a chimney | Leaks in several places, or leaks that keep coming back |
Cracked ridge or verge mortar | A sagging roof line or rotten timbers |
Damaged flashing | Torn or brittle underlay across the loft |
Moss on otherwise sound tiles | Tiles flaking, crumbling or porous across the roof |
A survey is the only way to know for sure. A drone roof survey gives you close-up photos of the whole roof without scaffolding or anyone climbing on it.
How to check your roof safely
Never climb onto the roof yourself. Most of what you need to see is visible from the ground or the loft.
From the ground: walk around the house with binoculars. Look at the ridge line, the rows of tiles, and the gutters for broken pieces.
From the loft: go up on a bright day with a torch and check for the damp and daylight signs above.
After a storm: check the garden and gutters for fallen tiles or slates.
Take photos of anything you find. They help a roofer give you useful advice before a visit.
How much does a new roof cost in Dorset?
A new roof in Dorset typically costs between £5,000 and £15,000. The price depends on the size of the house, the materials and how complex the roof is. Scaffolding, materials and labour make up most of the cost. After a free visit, Roofing & Insulation Services gives you a written, itemised quote, and the final invoice matches it.
Frequently asked questions
Do I need planning permission to replace my roof?
Usually not, if the new roof matches the old one. You may need permission if your home is listed or in a conservation area, or if you are changing the materials or raising the roof. Check with your local council if you are unsure.
Do I need Building Regulations approval for a new roof?
Usually yes, when a large part of the roof is being replaced. Re-covering a roof normally means bringing its insulation up to current standards. The exact threshold varies between councils, so ask your roofer how building control will be handled before work starts. The Planning Portal's re-roofing guidance has more detail.
Does home insurance cover a new roof?
Home insurance usually covers sudden damage, such as tiles blown off in a storm, but not wear and tear. If your roof is failing because of its age, a claim is unlikely to pay for a replacement. Check your own policy for the details.
Can I wait until spring to replace my roof?
If the roof is still watertight, often yes. Have it surveyed before winter, though, so small problems do not turn into leaks during the wettest months. An active leak should be made safe straight away.
How quickly can a roofer visit?
Roofing & Insulation Services can usually visit within three working days of your call, anywhere in Dorset and Hampshire. Active leaks are made safe within 24 hours wherever possible.
Book a free roof survey in Dorset or Hampshire
Roofing & Insulation Services Ltd is a roofing, insulation and damp company based in Poole, Dorset. We cover all of Dorset and Hampshire, including Poole, Bournemouth, Southampton and Portsmouth. Every quote is free with no obligation. We are open Monday to Saturday, 8am to 6pm, with a 24/7 emergency service.
Call 0330 133 1753 or request a free quote online. You can also read more about our roofing services.
