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Roof Replacement & Re-roofing Nottingham
A tired, patched-up roof rarely holds on for long once the underlay starts failing and tiles work loose. Repairs only stretch so far before the whole covering needs stripping back and renewing properly. This page covers how to tell if you need a repair or a full re-roof, what the work costs, and how a proper replacement gets done. As a roofing contractor working across Nottingham, we carry out full roof replacements the way we'd want one done on our own house — stripped back properly, in the right material, built to outlast the guarantee.
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Repair or Replace? How to Tell Which Your Nottingham Roof Needs
Most roofs need a full replacement once repairs stop holding, water gets past more than one part of the covering, or the roof has passed 20-25 years without proper upkeep. A single slipped tile or one damaged flashing is usually a repair job. Widespread cracked tiles, a sagging deck, or daylight showing through the felt point to a full re-roof instead. If you're calling a roofer out more than once a year for new problems, or repairs over the last few years have cost more than a quarter of what a full replacement would, replacement is the better value.
Watch for these signs that point to a full re-roof rather than another patch:
- Daylight or a draught visible through the roof timbers when you're up in the loft
- Multiple cracked, slipped, or missing tiles spread across different parts of the roof, not just one patch
- A sagging ridge line or dipping roof deck, visible from the pavement
- Leaks reappearing in different spots after each repair, rather than staying fixed
- A tile roof older than 20-25 years, or a covering showing wear across most of its surface
- Felt or underlay (the waterproof layer beneath the tiles) crumbling or visibly perished when viewed from the loft
- Recent repair bills adding up to more than a quarter of what a full re-roof would cost
Which Roofing Material Suits Your Nottingham Re-Roof?
Nottingham's housing stock runs from Victorian terraces in Sneinton to 1930s semis in Wollaton and newer estates out towards Arnold and Hucknall. The right material for your re-roof depends on more than personal taste — it depends on your roof's structure, its setting, and what's already on the houses either side of you.
Here's what actually decides the right material for your re-roof:
- Roof structure: older timber roofs sometimes can't carry the weight of natural slate without the rafters (the roof's main structural timbers) being checked and strengthened first
- Conservation area rules: properties in The Park and parts of Lenton often need a matching material, not just a similar-looking one, before work can go ahead
- Matching your neighbours: keeping the same material as an attached or semi-detached property usually looks right and is sometimes required by a lease or local planning condition
- Budget: concrete tile costs the least upfront, while clay and natural slate cost more but suit older, character properties
- How long you're staying: a longer-lasting material spreads its extra cost further if you're not planning to move soon
Re-roofing covers stripping and replacing the covering on a roof that's already there and weathertight. If you're starting from bare rafters on a new extension or a brand-new property, that's new roof installation rather than re-roofing, and it's scoped and priced differently. See the comparison table further down this page for lifespan and cost across the main materials we fit.
What Happens Before We Touch Your Roof
Every re-roof starts with a proper look at what's actually going on up there, not a guess from the pavement.
- We carry out a free drone survey of the whole roof, ridge, valleys, and flashings — no ladders needed
- You get clear photos showing exactly which areas have failed and which are still sound
- We give you honest advice on repair versus full replacement, based on what the survey actually shows
- We check the roof structure underneath — the rafters and battens (the horizontal timbers tiles are fixed to) — to confirm it will carry your chosen material's weight
- We confirm whether Building Regulations notification applies to your job, which is usually the case once you're recovering more than 25% of the roof or changing to a different material
- We flag any conservation area restrictions if you're in The Park, Lenton, or another protected part of the city
- You get a firm quote and an agreed scope of work before a single tile comes off
For the official position on when Building Regulations apply to re-roofing work, the Planning Portal's guidance on re-roofing sets out the current rules in plain terms.
How We Carry Out a Full Roof Replacement, Start to Finish
Most straightforward re-roofs on a Nottingham semi or terrace take 3 to 5 working days, weather allowing. Larger roofs, or ones with valleys, dormers, or several chimneys, can take a week or more.
- Scaffold the property and protect gardens, driveways, and borders before any work starts
- Strip the old covering back to the rafters, clearing debris away as we go rather than leaving it to pile up
- Replace any rotten battens or rafters we find once the old covering is off
- Fit a new breathable membrane and battens, spaced correctly for your chosen tile or slate
- Lay the new covering, working from the eaves (the roof's lower edge) upward to the ridge
- Fit new lead flashing around chimneys, valleys, and abutments, where most leaks start on an older roof
- Fit dry-ridge and dry-verge systems where they suit the property, removing the mortar joints that crack and fail within a few years on older roofs
- Clear the site, take the scaffold down, and leave the roof and grounds tidy
You can stay in your home throughout a re-roof. It's noisy overhead and there'll be scaffolding up for the duration, but the work happens outside and the roof stays weathertight at the end of every working day. If the project also involves changing the roof's shape or pitch rather than just its covering, that crosses into pitched roof construction work, and we scope that separately from a straightforward re-roof.
How to Check Your New Roof Was Done Right
Whether you're checking our work or sense-checking another quote, here's what a properly finished re-roof looks like.
- Tiles or slates sit flush and evenly spaced, with no visible gaps, lifted edges, or cracked pieces
- Ridge and hip lines run straight, with no dips, humps, or uneven joints
- Flashing around chimneys and valleys is neatly dressed lead, not sealant smeared over a gap
- Ask to see photos of the rafters and battens taken before the new covering went on — a reputable roofer takes these as standard
- You should get written confirmation of the exact material used, Building Regulations compliance, and your guarantee terms
- Check whether your guarantee is insurance-backed — an insurance-backed guarantee (IBG) covers the work through an insurer even if the roofing firm later closes down
- We back every full re-roof with a 10-year workmanship guarantee, in writing, from day one
Stopping Problems Before They Start: Looking After Your New Roof
A new roof still needs a little upkeep to protect the guarantee and get the full working life out of it.
- Clear gutters and valleys twice a year so water can't back up under the tiles
- Check the loft after heavy storms for any fresh daylight or damp patches
- Trim back overhanging branches that drop debris or scuff the roof surface
- Get flashing and ridge lines checked every few years, especially after a bad storm
- Deal with a single slipped or cracked tile straight away, before water gets behind the underlay
- Keep your guarantee paperwork somewhere safe, alongside your buildings insurance documents
Cost & Pricing Guidance
UK roof replacement pricing for 2025/26 typically runs like this:
- Concrete interlocking tiles: £65-£90 per m² installed
- Clay tiles: £90-£130 per m² installed
- Natural slate: £90-£140+ per m² installed
- Nationwide full replacement, materials and labour combined: roughly £90-£220 per m²
A full roof replacement on a typical 3-bed semi in Nottinghamshire generally runs £5,000-£9,000, occasionally reaching £11,450 on larger or more complex roofs. That's below the national UK average of around £8,000-£19,000 for the same scope of work, since local labour and material costs sit lower than many parts of the country.
Extra costs to budget for on an older property: timber repairs on roofs over 50 years old typically add £500-£2,000, lead valley replacement runs £400-£900, chimney flashing renewal runs £250-£600, and fascia and soffit replacement runs £800-£2,000. Scaffolding usually adds a further £1,000-£1,200 to the overall job.
Repairs cost far less than a full replacement where the structure is still sound. Minor tile and flashing repairs typically run £150-£450. What pushes the price up or down: roof size and pitch, the number of chimneys, valleys, or dormers, access and scaffolding needs, your chosen material, the condition of the timber underneath, and whether the whole roof or just part of it needs doing.
These are general ranges, not a quote. A fixed price needs a proper survey — and our drone survey is free, with no obligation.
Comparison Table: Roofing Materials for Your Re-Roof
| Material | Typical Lifespan | Best For | Relative Cost |
|---|---|---|---|
| Concrete Interlocking Tiles | 30-50 years | Most modern semis and estates, budget-conscious re-roofs | £ (lowest) |
| Clay Tiles | 60-80 years | Character homes and matching existing period roofscapes | ££ |
| Natural Slate | 80-100+ years | Victorian and Edwardian properties, conservation areas | £££ |
| Reclaimed / Heritage Slate | 100+ years (already proven) | Listed buildings, exact heritage matching | ££££ (highest) |
Why Choose Tate & Sons for Your Roof Replacement
Full roof replacements and re-roofs are led by James Tate, our Founder and Managing Director. James started Tate & Sons on a simple idea: find out what's genuinely wrong, use the right materials for the job, and leave a roof that holds for years, not months. He still prices most re-roofs himself and is happiest working out how to replace a roof on a period property in Wollaton Park or The Park without losing its character.
Day-to-day site work on larger re-roofs is run by Daniel Oakland, Project Manager and Lead Roofer with 20+ years in the trade, who keeps every job moving to schedule and to standard from the first scaffold pole to the final tile. Read more about the whole team on our About page.
Our roofers are directly employed, not subcontracted. They hold NVQ Level 2 and 3 qualifications in Roofing Occupations and carry CSCS cards. Every full re-roof comes with a free drone survey up front and a 10-year workmanship guarantee once the work is finished.
Roof Replacement Across Nottingham and the Wider County: Areas We Serve
We carry out full roof replacements and re-roofs right across Greater Nottingham and out into the wider county. Wherever your property sits, our crews know the local housing stock, the weather, and the access.
- Nottingham City Centre (NG1)
- The Park (NG1)
- West Bridgford (NG2)
- Sneinton (NG2)
- Wollaton (NG8)
- Lenton (NG7)
- Beeston (NG9)
- Chilwell (NG9)
- Stapleford (NG9)
- Arnold (NG5)
- Sherwood (NG5)
- Mapperley (NG3)
- Carlton (NG4)
- Gedling (NG4)
- Hucknall (NG15)
- Long Eaton (NG10)
- Mansfield (NG18)
- Sutton-in-Ashfield (NG17)
Got Questions?
Your Flat Roofing Questions, Answered Properly
How much does a full roof replacement cost in the UK?
Most UK homeowners pay somewhere between £4,000 and £19,000 for a full roof replacement, with the national average sitting around £8,000. In Nottinghamshire, a typical 3-bed semi generally costs £5,000-£9,000, since local labour and material prices run below the national average. Concrete tile is the cheapest material at roughly £65-£90 per m² installed, while natural slate runs £90-£140 per m² or more. Extras like scaffolding, timber repairs, and new lead flashing can add several hundred to a couple of thousand pounds depending on your roof's condition. A survey gives you an exact figure rather than a rough estimate.
How long does re-roofing take?
Most residential re-roofs in Nottingham take 3 to 5 working days from scaffold going up to scaffold coming down. Small roofs, like a garage or a bungalow, can be finished in 1-2 days, while larger or more complex roofs with several chimneys, valleys, or dormers can take a week or longer. Weather plays a real part, since wet or windy conditions can pause work that needs a dry roof surface. Your quote will include a realistic timeframe based on your roof's actual size and complexity, not a generic estimate.
How do I know if my roof needs replacing rather than repairing?
A roof usually needs replacing once damage is spread across the covering rather than confined to one small area. Warning signs include daylight visible through the loft, a sagging ridge or roof deck, leaks reappearing in different spots after repairs, and a tile roof older than 20-25 years. If repairs have cost more than a quarter of a full replacement over recent years, or you're calling a roofer out more than once a year for new problems, replacement is usually the better value. Our free drone survey gives you an honest answer either way, without assuming replacement is always the right call.
Do I need planning permission or Building Regulations sign-off to replace my roof?
Most straightforward like-for-like roof replacements don't need planning permission, since you're not changing the property's appearance or height. Building Regulations notification is generally required once you're recovering more than 25% of the roof, or if you're switching to a different material, because re-roofing work also has to meet current thermal insulation standards. Conservation areas around The Park and parts of Lenton can bring extra restrictions on materials and appearance. We check what applies to your specific property during the survey and handle the notification process for you.
What time of year is best for a roof replacement?
Late spring through early autumn is generally the best window, since dry, mild weather lets materials bed in properly and keeps the job moving without weather delays. Summer offers the most reliable dry spells but is also the busiest and most expensive season for roofing work. Winter is the least practical time, since cold temperatures can make some materials brittle and wet or icy conditions make roof work unsafe. That said, a roof that's actively failing shouldn't wait for the ideal season, since a temporary weatherproof cover can protect the property until conditions allow the full job.
What guarantee do I get with a new roof, and is it insurance-backed?
A properly installed re-roof should come with a workmanship guarantee of at least 10 years, covering the quality of the installation itself. Manufacturer warranties on the tiles or slates are separate and often run much longer, sometimes 30 years or more on concrete tile and 50-100 years on premium natural slate. An insurance-backed guarantee (IBG) adds a further layer of protection, covering the work through an insurer even if the roofing firm stops trading. We provide a 10-year workmanship guarantee in writing on every full re-roof, and can arrange an IBG on request.
Can I stay in my home while my roof is being replaced?
Yes, most homeowners stay in their property throughout a full roof replacement. The work happens entirely outside on the roof itself, and the covering stays weathertight at the end of each working day, so there's no exposed gap left overnight. Expect noise overhead during the day, scaffolding around the property for the job's duration, and vehicles or skips outside for deliveries and waste. We protect driveways, borders, and gardens before work starts and clear the site properly once the job's finished.
Does replacing my roof affect my home insurance or a future sale?
A properly documented, compliant re-roof generally causes no problems with your buildings insurance or a future sale, and a recent roof replacement with paperwork to show for it can even be a selling point. Unapproved or non-compliant work is where problems arise, since it can complicate a claim or hold up a sale until the buyer's solicitor is satisfied. Keep your Building Regulations compliance certificate, your workmanship guarantee, and any manufacturer warranty documents together in one place. If you're selling within the next few years, ask us for paperwork written with a future buyer's solicitor in mind.
Book Your Free Drone Roof Survey Today
See exactly what your roof needs before any work starts. No ladders, no pressure — just a clear picture from a local Nottingham team.
A tired roof only gets worse as water works deeper into the deck and timber beneath it. A quick, free drone survey today tells you exactly where you stand — and often the fix is smaller and cheaper than you feared. Book now, get an honest quote, and protect your home before the next East Midlands downpour finds the weak spot.
📍 57 Cyril Avenue, Nottingham, NG8 5BA
📞 0115 647 4455
Call the Nottingham team today on 0115 647 4455, or request your free drone survey online. We’re already working across your area.
Get in Touch
Tate & Sons Roofing — Nottingham
57 Cyril Avenue, Nottingham, NG8 5BA
📞 0115 647 4455
✉️ [email protected]