Getting a new roof

A new roof is a big project, and a chance to make the house warmer too, because re-covering a roof should also include improving its insulation.

A few rules come with the work. These notes cover homes in England and Wales. Scotland and Northern Ireland have their own building rules.

Choosing a roofer and comparing quotes

Citizens Advice suggests getting written quotes from at least three traders. A quote is a fixed price. An estimate is a rough guess, and the final bill can come in higher.

Get a written contract before you tell the roofer to go ahead.
Check any scheme or trade body membership on that body's own website.
Ask what insurance the roofer has, and see the policies.
Pay in stages where you can. If a deposit is needed, Citizens Advice suggests keeping it under 25 per cent of the total.

Roofers who can sign off their own work

Some roofers belong to a competent person scheme. A registered roofer can certify that the work meets the regulations, so you do not need to get approval yourself. The government's list of schemes for replacing roof coverings includes NAPIT and CompetentRoofer.

Keep the certificate with your house papers. Without approval, you may lack the certificates you need when you come to sell. The person who did the work could also be prosecuted and fined.

The insulation upgrade

Building regulations treat a roof as part of the heat-holding shell of the house. So when a roof is re-covered, the work should also include improving its insulation.

The same applies to a flat roof with insulation built into it. If that roof is replaced, you may be asked to bring the insulation up to a better standard.

When building regulations apply

The government lists replacing roof coverings on pitched and flat roofs as work that may need building regulations approval. The Planning Portal says that in most situations a full re-roof will need it.

Smaller repairs are treated differently. You will not normally need a building control application if less than half of the roof is affected, and less than a quarter of the whole outer shell of the house. You do need approval if the work changes the structure, or if the new covering behaves differently in a fire. You also need it if the new covering is 15 per cent heavier or more.

Changing material, say from slate to tiles, is likely to need approval. A much heavier or lighter covering can mean the roof frame needs strengthening. The Planning Portal advises asking a structural engineer or surveyor before work starts.

Checks before the old roof comes off

The law protects bats and the places they rest. The government says repairing or replacing a roof can affect bats. If bats might be present, an expert needs to carry out a bat survey first. Harming bats or their resting places can lead to an unlimited fine or up to six months in prison.

Older roofs can hold asbestos too. The Health and Safety Executive says asbestos was used in buildings until it was banned in 1999. Buildings put up after 2000 are unlikely to contain it. Ask your roofer how they will check before stripping anything.