New roofs and re-roofing in the Lea Valley, from Ware to Enfield

When is re-roofing worth considering?

Every roof covering reaches the end of its life eventually. The tiles or slates may still look sound from the street while the battens, nails and underlay beneath them have worn out. Signs that a roof may be due for re-covering include:

• repeated leaks in different places
• many slipped, broken or delaminating tiles or slates
• sagging between the rafters or along the ridge
• old underlay that has torn or crumbled, seen from the loft
• nails rusting through so that tiles slide

A roofer can tell you whether targeted repairs are still sensible or whether re-roofing is the better option.

What does re-roofing involve?

The roofer strips the old covering, checks the timbers beneath and repairs any that have rotted, then fits new underlay, battens and the new covering. Ridges, hips, valleys, flashings and the edges at the eaves and verges are all renewed. Good clay tiles or slates can sometimes be saved and re-laid, often with some matching second-hand ones added.

Where a roof is open for some days, the roofer should plan how to keep the house dry, for example with sheeting or a temporary roof on the scaffold.

Do I need planning permission?

Re-roofing a house does not usually need planning permission, as long as the new covering does not materially change how the house looks. Check with your council first if you live in a flat, a listed building, a conservation area, or an area where an Article 4 direction removes these rights. For a listed home, any change that affects its special character needs listed building consent, and switching to a different roofing material can count. The Planning Portal's roof guidance has the general position.

Do the Building Regulations apply?

Often, yes. Repairing or re-covering a roof does not normally need a building control application if the work affects less than 50 per cent of the roof and less than 25 per cent of the whole building envelope. A full re-roof usually goes past those limits, so it becomes notifiable. That brings in two main points:

• Insulation: under Approved Document L, the roof may need its insulation improved to meet current standards, where that is practical.
• Structure: if the new covering is heavier, for example concrete tiles replacing slate, the roof structure has to be able to carry it. The Planning Portal says approval is needed where the weight rises by 15 per cent or more, and the same applies to structural alterations.

The roofer can deal with this through a competent person scheme, if they are registered with one for roof coverings, or by applying to building control. Ask which they will use and what certificate you will receive at the end. Keep that paperwork, because a buyer's solicitor may ask for it when you come to sell. The Planning Portal's page on work to an existing roof and gov.uk's competent person scheme page explain both routes.

What about bats?

Re-roofing is one of the jobs most likely to affect bats, which roost under tiles, in roof voids and around ridges. Bats and their roosts are protected. If there is a chance of bats, a survey before work starts is the sensible first step, and a licence from Natural England may be needed if a roost cannot be avoided.

Will there be scaffolding?

Almost always. The roofer is responsible for working safely at height, and a re-roof normally needs a full scaffold with edge protection. If any part of it stands on a public pavement, the scaffolder arranges the licence from the highway authority.

Do neighbours need to be involved?

On a terrace or semi, the roof often runs across the party wall without a break, and a ridge, a valley or a parapet may be shared. Let your neighbours know early, and if work affects a shared structure, the Party Wall etc. Act 1996 may apply.

What helps a roofer plan a new roof?

• your postcode
• the type and age of the house, if you know it
• the current covering, such as clay tiles, concrete tiles or slate
• whether you want the same material or something different
• any listing or conservation area designation
• any leaks or problems you already know about