A replacement roof specified for the building
Roof replacement should solve the failure that made repair uneconomical. We look at coverings, battens, underlay, flashings, insulation, ventilation and access before setting the scope.
Kingston upon Thames, London KT2 6QW [email protected]
New roof installation
Roof Replacement London — New Roofs Fitted Across All 32 Boroughs
Lian Construction delivers roof replacement work for London homes and commercial buildings, including pitched roofs, flat roofs, tile and slate finishes, insulation upgrades and roof details that protect the property long term. We work across the capital's housing stock, from Victorian terraces and ex-council blocks to more recent flat-roofed extensions, scoping each job around the building's construction, access and condition rather than a standard package.
Service overview
Roof replacement in London
High-intent roofing with durable details
We can support tile replacement, slate roof work, flat roof replacement and roof upgrades that prepare the building for better insulation or future solar installation.
What drives the cost of a roof replacement in London
Roof replacement pricing varies more than most people expect, and the biggest single factor is usually access. A mid-terrace Victorian house with no side return often needs scaffolding to the front and rear plus a pavement licence from the council, while a detached property with driveway access can sometimes work from a tower scaffold, which is cheaper to erect and strike. Roof size and pitch complexity matter too: a simple gable roof costs less per square metre than a hipped roof with valleys, dormers or multiple planes, because cutting tiles or slates around junctions takes longer and generates more waste. Material choice has a wide range, concrete interlocking tiles sit at one end and natural slate or clay pantiles at the other, and reclaimed or matching slate for a conservation area property can cost several times more than a standard tile. Underlying timber condition is the variable nobody can quote accurately until the covering is stripped, so we build a contingency into most quotes for London's older housing stock, where rafters and battens are often original. Skip hire, licensed removal of any asbestos-cement sheeting found on some 1960s to 1980s roofs, and lead flashing replacement all add to the final figure beyond the basic covering cost.
Choosing the right roofing system: tiles, slate and flat coverings
The right roofing system depends on the existing structure, the property's age and what planning rules apply, not just personal preference. For pitched roofs, concrete or clay tiles remain the most common replacement across London's semis and terraces, offering a reasonable balance of cost and lifespan, typically 40 to 60 years for concrete and longer for well-laid clay. Natural slate, particularly Welsh slate, is usually specified where the property is listed, sits in a conservation area, or where planning conditions require matching the surrounding streetscape, and it carries a higher material cost but a longer service life than most tiles. For flat roofs, felt (built-up bitumen) has largely been superseded by single-ply membranes such as EPDM and TPO, and by GRP (fibreglass) systems, all of which resist ponding water and UV degradation better than traditional torch-on felt. Warm roof build-ups, with insulation above the deck and the membrane on top, perform better thermally and reduce condensation risk compared with older cold roof designs where insulation sits between joists with a ventilated void below. We specify falls, insulation thickness and membrane type to suit the roof's use, whether that's a simple rear extension roof or a roof terrace that needs to take foot traffic.
How a roof replacement project runs from scaffold to sign-off
Most roof replacements follow a fairly consistent sequence once the scope is agreed. Scaffolding goes up first, usually taking a day or two depending on the building's shape, followed by removal of the existing covering, which is when the roof structure becomes visible for the first time. We strip back to the rafters or joists, inspect the timber, and address any decay or undersized sections before anything new goes on, since building over hidden problems just stores up trouble. New underlay, battens and insulation follow, then the covering itself, whether that's tiling, slating or a flat roof membrane, along with new flashings around chimneys, party walls and roof-to-wall junctions where most leaks originate. Guttering, fascias and soffits are often renewed at the same stage since scaffolding is already up and access won't be this easy again for years. Weather is the main variable affecting programme, since coverings generally shouldn't go on in heavy rain or high wind, so we sequence work to keep the building weathertight at the end of each working day, using temporary tarpaulins if a section is left open overnight. On occupied properties we plan around this so rooms below stay usable, and scaffolding comes down once the roof has been signed off and any snagging cleared.
Roof replacement on London's older housing stock: conservation areas, party walls and planning rules
A large share of London's housing predates 1930, and that brings specific considerations into a roof replacement that don't apply to newer stock. Many boroughs have conservation areas or Article 4 directions covering entire streets of Victorian and Edwardian terraces, which can remove permitted development rights and require planning permission for changes to roof materials, roofline or the addition of rooflights that would otherwise be allowed. Listed buildings need listed building consent for roof works even where the change looks minor, and councils will often expect like-for-like materials, natural slate rather than a concrete substitute, for example. Where a roof replacement involves work on or near a shared party wall, such as a terrace's parapet, valley gutter or chimney stack shared with next door, the Party Wall etc. Act 1996 may apply, and we flag this early so notices can go out to neighbours before work starts. Ex-council low-rise and maisonette blocks built from the 1950s to 1980s often have flat roofs originally built with limited insulation and sometimes asbestos-containing materials, which need identifying and handling correctly rather than just stripped and skipped. Solid-wall Victorian properties without a cavity are also more prone to damp tracking down from a failed roof detail, so we check flashings and parapet gutters are detailed properly to keep water away from the brickwork below.
What we check during the roof survey
Before we quote, someone comes out and looks at the roof properly rather than guessing from the road. That means getting onto the roof or up a ladder where access allows, checking the pitch, the condition of the covering, ridge and hip tiles, valleys, flashings around chimneys and abutments, and any obvious sagging or displaced tiles. We also go into the loft, if there is one, to look at the underside of the roof timbers, the felt or membrane from below, insulation levels, and signs of damp staining or daylight coming through. Moisture readings on exposed timber tell us more than a visual check alone. On terraced and semi-detached houses we'll also note the party wall line, gutter runs shared with next door, and where scaffolding would need to stand. For flat roofs we check the falls, the condition of the upstands, and how water is getting away at the outlets. We take photos and measurements as we go, partly to size materials accurately and partly so you can see what we saw rather than take our word for it. The survey is what the quote is based on, so a rushed one usually means a quote that changes once the roof is stripped.
Getting the property ready before scaffold goes up
A few practical things make the job run more smoothly once it starts. Loft space needs clearing or at least pulling away from the hatch, since we'll be up there checking timbers and running insulation, and stored boxes get in the way and risk damage from dust. If cars are parked where the scaffold or skip needs to go, they'll need to move before the first day, and on narrow London streets it's worth checking with neighbours early since scaffold poles and a skip can take up more pavement or road than people expect. Anything valuable or breakable in rooms directly under the roof is worth moving or covering, since vibration from tile removal does travel through the structure. If the property is let, tenants need proper notice of dates, expected noise levels, and when scaffolding will restrict access to windows for cleaning or escape routes, which matters for fire safety compliance in HMOs. We'll also ask about access to an outside tap or power point for the duration, and where deliveries can be dropped without blocking the street. None of this is complicated, but sorting it before scaffold goes up avoids delays once the crew is on site.
Looking after the roof once it's done
A new roof still needs some attention to get the working life out of it. Gutters should be cleared at least once or twice a year, more often if there are overhanging trees, since blocked gutters push water back under the eaves and can saturate fascia boards over time. After the first proper winter it's worth a visual check, from the ground or from photos taken with a phone at a window, for any tiles that have slipped or lifted, particularly on the side that takes the prevailing wind and rain. Flashings around chimneys and abutments are usually the first thing to move if there's been any settlement, so a look after a hard storm is sensible rather than waiting for a stain to appear on a ceiling. Flat roofs need debris kept off the surface, since sitting leaves and moss hold moisture against the membrane and shorten its life. Nobody should be walking on tiled or slated roofs to check them, that's a job for someone with the right access equipment. If the property has solar panels or a loft conversion added later, it's worth having the roof re-checked at that point too, since new penetrations are a common source of leaks if not detailed properly.
Workmanship guarantees, and what to ask before you sign
There's a difference between a manufacturer's warranty on the materials, such as tiles or membrane, and a workmanship guarantee from the contractor covering how those materials were installed. Most leaks after a roof replacement come down to installation detail rather than faulty product, so the workmanship side is the one worth understanding properly. Before agreeing to any roof replacement, ask what's covered, for how long, and whether it's written into the contract rather than mentioned verbally. Reasonable questions include what would void the guarantee, for example unauthorised work by someone else afterwards, or damage from a satellite dish fitted without asking, and whether the guarantee is transferable if the property is sold. It's also fair to ask what happens practically if a problem shows up, how quickly it gets looked at, and whether call-outs for genuine defects are chargeable. We'd rather set this out clearly at quote stage than leave it vague, since a guarantee that isn't in writing isn't much use to anyone if a dispute comes up later. Keep the paperwork, including the original quote and any variation orders, somewhere you can find it.
Signs to look for
Do you need roof replacement?
- Tiles or slates are visibly slipped, cracked or missing after storms, or you keep finding them in the garden or on the pavement.
- Daylight is visible through the roof timbers when you go up into the loft, particularly around ridges, valleys or chimney junctions.
- Damp patches or brown staining are spreading across bedroom or loft ceilings, especially worsening after periods of heavy rain.
- The roofline sags or dips visibly when viewed from the street, suggesting the rafters or roof trusses have weakened.
- A flat roof's felt is cracking, bubbling or holding standing water for more than 48 hours after rain has stopped.
- The roof covering is approaching or past its expected lifespan, commonly 15 to 20 years for felt or 40-plus years for ageing tiles.
- You're calling a roofer for patch repairs more than once a year without the underlying problem ever going away.
- Heavy moss or algae growth is lifting tiles, and lead flashings around chimneys or valleys look cracked, displaced or missing.
How the work is handled
- Step 1Survey the existing roof
- Step 2Confirm materials and access
- Step 3Remove failed coverings safely
- Step 4Install, weatherproof and inspect
Coverage across London
Lian Construction is based in Kingston upon Thames and covers all 32 London boroughs plus the City of London for roof replacement work.
Local coverage
Roof replacement in your borough
Dedicated roof replacement pages for our priority London boroughs, with local landmarks, access notes and typical property types for each area.
Questions
Common roof replacement questions
Do you replace both pitched and flat roofs?
Yes. We can scope and deliver replacement work for pitched roofs, flat roofs and mixed roof areas.
Can roof insulation be upgraded at the same time?
Yes. Roof replacement is a good time to review insulation, ventilation and energy performance.
How long does a roof replacement usually take?
A straightforward pitched roof replacement on an average terraced or semi-detached property often takes one to two weeks depending on size and access, while flat roofs and more complex roofscapes can take longer. Weather can affect the programme since coverings need to go on in suitable conditions.
Will you need scaffolding, and who arranges it?
Most roof replacements need scaffolding for safe access, and we arrange this as part of the project so it's in place before work starts and cleared once the roof is signed off.
What happens if you find rotten timbers once the old covering is off?
We inspect battens, rafters and roof timbers once the existing covering is stripped, and if we find decayed or damaged timber we'll show you before replacing it, pricing the additional work separately from the original quote.
Do I need planning permission for a roof replacement?
In most cases, no. Replacing a roof with the same or a very similar covering usually falls under permitted development, provided the property isn't listed and there's no Article 4 direction removing that right locally. Conservation areas can be more restrictive, particularly if you're changing the material, such as going from slate to tile, or adding rooflights on a front elevation. If you're unsure, we check the specific planning constraints for your address before finalising the specification, since this affects both material choice and cost.
What's the difference between felt, GRP and EPDM for flat roofs?
Traditional felt (built-up bitumen) is the cheapest option but has the shortest lifespan, often 10 to 15 years, and is more prone to splitting and ponding over time. GRP (fibreglass) gives a seamless, hard-wearing finish that suits roofs seeing foot traffic, though it needs good ventilation during installation. EPDM is a rubber membrane with fewer joints, flexible in cold weather and typically rated for 25 years or more. TPO is a newer single-ply option with welded seams, often used on larger or commercial warm-roof builds. The right choice depends on roof size, falls and use, not price alone, and we'll recommend based on your specific roof.
How much does a roof replacement cost in London?
It's difficult to give a figure without seeing the roof, since size, pitch, access, material and the condition of the timber underneath all move the price significantly. A straightforward re-tile on a terraced house is a different job to a complex hipped roof with dormers, or a flat roof extension needing a full warm roof build-up. We survey the roof and provide a written quote that sets out what's included, covering, underlay, battens, flashings and scaffolding, so you can see where the cost is coming from rather than working from a rough estimate over the phone or a per-square-metre rule of thumb that ignores your property.
Can I stay in the property while the roof is replaced?
Yes, in most cases. Roof replacement work happens externally and on scaffolding, so the rooms below generally stay usable, though there's noise from stripping the old covering and from any access needed through the loft. We keep the building weathertight at the end of each day so you're not left exposed overnight. If ceilings need opening up for insulation or timber repairs, that's usually confined to specific rooms, and we'll flag this in advance during scoping rather than let it surprise you once work is underway.
Do you replace guttering, fascias and soffits as part of the job?
We often do, since the scaffolding needed for the roof gives good access to these at the same time, and it avoids paying for access again in a few years when the guttering fails separately. It isn't automatically included in every quote though, so during the survey we'll look at the condition of your existing guttering, fascias and soffits and price replacing them as part of the same job if that makes practical sense given their age and condition.
What happens to the old tiles, slates and other waste?
Old coverings, battens and any damaged timber are stripped off and go into a skip or waste bags arranged as part of the job, then removed from site through a licensed waste carrier. Some materials, particularly reclaimed slate or clay tiles, can sometimes be salvaged and reused elsewhere or sold on rather than skipped, which we'd flag if it's relevant to your roof. We keep the work area and any shared access routes reasonably clear of debris while stripping is underway, since loose material on a pavement or driveway is a hazard.
Does rain stop work once the roof has started?
It can, at certain stages. Once the old covering is off and new underlay or membrane is going down, that work needs to happen in dry conditions, so we watch the forecast and plan stripping around it rather than leaving a roof open ahead of rain. Short showers during other stages, like scaffold erection or gutter work, don't usually stop progress. If persistent wet weather does hold things up, we'll say so rather than rush coverings on in conditions that risk trapping moisture underneath.
Do I need building regulations approval for a standard roof replacement?
In most cases, yes, replacing more than a small area of roof covering counts as building work under the Building Regulations, mainly because of the current requirements around thermal performance (Part L), even where no planning permission is needed. This is separate from planning permission and applies whether or not the property is in a conservation area. We can advise on what's likely to apply to your project and, where notification or sign-off is needed, help you understand the process, though it's worth confirming specifics with your local authority for anything unusual.
Talk to Lian Construction about your project
Send the site address, photos if available, and the service you need. We can review the scope and arrange the next step for work in London, Kingston upon Thames and surrounding boroughs.
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