What Is Included in a Roof Replacement? Complete UK Guide

A roof replacement involves much more than removing old tiles and installing new ones.

A properly completed roof replacement should address the entire roofing system, including the roof covering, underlay, battens, ventilation, flashings, structural timber condition and weatherproof detailing.

However, roofing quotations are not always prepared in the same way. One contractor may include scaffolding, waste disposal, Building Regulations notification and minor timber repairs within the price, while another may charge separately for each item.

Understanding what should be included in a roof replacement helps homeowners compare quotations accurately and avoid unexpected costs once work begins.

This guide explains the usual stages of a full roof replacement, which materials should be included and what you should check before accepting a quotation.

What Does a Full Roof Replacement Include?

A typical pitched-roof replacement may include:

• A detailed roof inspection
• Scaffolding and access equipment
• Protection of the property and surrounding areas
• Removal of existing tiles or slates
• Removal of old battens and roofing felt
• Inspection of rafters, trusses and roof decking
• Necessary structural timber repairs
• Installation of new roofing underlay
• Installation of new treated roofing battens
• Installation of new tiles or slates
• New ridge and hip systems
• Verge detailing
• New or repaired roof valleys
• Leadwork and flashings
• Chimney detailing
• Roof ventilation
• Insulation improvements where required
• Guttering adjustments
• Removal of waste
• Building Regulations notification where applicable
• Material and workmanship guarantees

Exactly what is required will depend on the age, design and condition of the roof.

1. The Initial Roof Inspection

Before preparing a quotation, the roofing contractor should assess the roof externally and, wherever possible, inspect the loft internally.

The inspection may consider:

• The condition of the existing tiles or slates
• The age and condition of the roofing underlay
• Tile battens
• Rafters and roof trusses
• Roofline alignment
• Signs of sagging
• Evidence of leaks
• Damp or rotten timber
• Loft ventilation
• Insulation
• Chimneys
• Lead flashings
• Roof valleys
• Ridge and hip tiles
• Fascias, soffits and gutters
• Access and scaffolding requirements

The contractor should also measure the pitch, length and overall area of the roof.

This information is needed to calculate:

• The number of tiles or slates required
• Batten quantities
• Underlay quantities
• Ridge, hip and verge components
• Scaffolding requirements
• Labour time
• Waste capacity
• Fixing specifications

Where access is limited, the contractor may use a drone, camera pole or binoculars to assess parts of the roof that cannot be reached safely.

2. Scaffolding and Safe Access

Most full roof replacements require professionally installed scaffolding.

The scaffolding may include:

• Access platforms
• Edge protection
• Guardrails
• Toe boards
• Ladder access
• Loading bays
• Debris netting
• Temporary roof protection where necessary

Scaffolding should normally be erected before materials are removed.

The quotation should state whether scaffolding is included and identify any additional access that may be required around:

• Conservatories
• Extensions
• Porches
• Garages
• Narrow side passages
• Shared driveways
• Public pavements
• Neighbouring land

Additional permission or licences may be required if scaffolding needs to stand on a pavement, public highway or neighbouring property.

Do not assume that every roofing quotation includes scaffolding. It should be clearly itemised or specifically confirmed as part of the total price.

3. Protecting the Property

Before stripping the roof, the contractor should protect vulnerable areas around the property.

This may include:

• Covering windows
• Protecting conservatory roofs
• Moving or covering garden furniture
• Protecting patios and driveways
• Preventing debris from entering gutters
• Safely positioning skips
• Protecting neighbouring property
• Isolating satellite dishes or external cables where necessary

Roof replacement creates dust, broken tiles, nails and other debris. Suitable protection reduces the risk of damage and makes the final clean-up more effective.

The contractor should explain whether homeowners need to move vehicles, furniture, plant pots or stored items before work begins.

4. Removing the Existing Roof Covering

The first major stage of the roof replacement is stripping the old covering.

This may involve removing:

• Concrete tiles
• Clay tiles
• Natural slates
• Fibre-cement slates
• Ridge and hip tiles
• Old dry-fix components
• Mortar bedding
• Lead flashings
• Roofing felt
• Tile battens
• Valley linings
• Damaged ventilation components

The roof covering is usually removed in manageable sections rather than exposing the entire building at once.

This allows the team to:

• Keep the property protected
• Inspect the structure methodically
• Reduce exposure to sudden rain
• Organise waste safely
• Begin installing temporary or permanent weather protection

The quotation should clearly state whether the existing tiles, underlay and battens will all be removed.

A contractor offering to install new tiles over old battens or deteriorated underlay is not usually providing a complete roof replacement.

5. Inspecting the Roof Structure

Once the covering, battens and underlay have been removed, previously concealed parts of the roof become visible.

The roofing contractor should inspect:

• Rafters
• Roof trusses
• Purlins
• Ridge boards
• Wall plates
• Ceiling joists where visible
• Timber around chimneys
• Valley boards
• Fascia boards
• Roof decking or sarking boards
• Previous structural repairs

Possible defects include:

• Timber rot
• Splitting
• Insect damage
• Water staining
• Excessive movement
• Sagging rafters
• Inadequate historic alterations
• Fire damage
• Timbers weakened by previous leaks
• Poorly installed loft-conversion work

Some defects cannot be accurately assessed until the roof has been stripped.

For this reason, quotations often include an allowance for minor timber repairs while stating that extensive structural work will be charged separately.

6. Structural Timber Repairs

Minor timber repairs may form part of the roof replacement.

These can include:

• Replacing short damaged rafter sections
• Strengthening rafters
• Repairing fascia-support timbers
• Installing additional noggins
• Replacing damaged valley boards
• Repairing roof decking
• Replacing deteriorated batten supports

More substantial structural defects may require advice from a structural engineer.

Examples include:

• Widespread roof sagging
• Failed trusses
• Major purlin movement
• Significant chimney-related damage
• Inadequately supported loft conversions
• A proposed roof covering with a substantially different weight

Changing from one roof covering to another can affect structural loading. Planning Portal guidance advises checking the structure where a replacement covering is significantly heavier or lighter than the existing material.

The quotation should explain:

• How minor timber repairs are priced
• Whether an allowance is included
• The hourly or metre rate for additional work
• Whether photographs will be supplied
• Whether approval will be obtained before extra work proceeds

7. Roofing Underlay

After structural repairs are complete, new roofing underlay is normally installed.

The underlay sits beneath the tiles or slates and provides a secondary layer of protection against:

• Wind-driven rain
• Snow
• Dust
• Moisture that passes beneath the roof covering
• Temporary weather exposure during construction

Modern roofing underlays may be classified as higher-resistance or lower-resistance products, depending on how they manage water vapour.

The correct underlay must be selected as part of the complete roof design. A product should not be described as “breathable” and then installed without considering the roof covering, loft construction, insulation and ventilation strategy.

NFRC guidance treats underlay performance and condensation control as connected parts of pitched-roof design, while manufacturer installation guidance covers underlays together with battens, tiles, dry-fix products and ventilation systems.

The underlay should be:

• Suitable for the roof pitch
• Suitable for the local wind zone
• Correctly lapped
• Properly supported at the eaves
• Detailed around valleys and penetrations
• Installed without excessive sagging or tension
• Compatible with the required ventilation system

8. Eaves Support and Drainage

The lower edge of the underlay should be correctly supported so that any moisture drains safely towards the gutter.

This may involve installing:

• Eaves support trays
• Underlay support trays
• Over-fascia ventilation
• Eaves comb fillers
• Bird guards
• Continuous ventilation strips

Without suitable support, old-style roofing felt can sag behind the fascia and deteriorate. This may prevent moisture from reaching the gutter and can contribute to rotting at the eaves.

The exact eaves arrangement depends on the type of underlay, roof construction and ventilation design. Manufacturer guidance distinguishes between the positioning of ventilation components for conventional and vapour-permeable underlays.

9. New Roofing Battens

New treated roofing battens are normally installed over the underlay.

The battens provide the fixing surface for the tiles or slates and help distribute loads across the roof structure.

The batten gauge must be set according to:

• Tile or slate dimensions
• Roof pitch
• Required headlap
• Manufacturer instructions
• Rafter length
• Local exposure
• Roof design

Battens should be appropriately graded, treated, sized and marked for roofing use.

Poor-quality or undersized battens can create safety and structural risks. They may fail to hold fixings correctly or support roofers safely during installation.

The battens should be fixed securely and aligned accurately so that the finished tile courses remain straight.

10. Counter Battens Where Required

Counter battens run vertically along the roof slope, usually in line with the rafters.

They are not required on every pitched roof, but they may be used to:

• Create a drainage path beneath horizontal battens
• Improve ventilation within the batten space
• Maintain a clear void above insulation
• Support particular warm-roof designs
• Accommodate a boarded or fully supported roof deck

Counter battens can help moisture drain towards the eaves and create a continuous airflow path. However, they do not automatically replace purpose-designed eaves, ridge or tile ventilation.

Whether counter battens are needed should be determined by the roof build-up and system specification, not added or omitted as a general rule.

11. Roof Ventilation

Ventilation is one of the most important parts of a modern roof replacement.

Warm, moisture-laden air can enter the loft from:

• Bathrooms
• Kitchens
• Drying clothes
• Gaps around loft hatches
• Recessed lighting
• Unsealed pipework
• General household activity

If this moisture cannot escape, it may cause:

• Condensation
• Mould
• Damp insulation
• Rusting fixings
• Timber decay
• Staining
• Reduced thermal performance

Ventilation may be provided using:

• Over-fascia vents
• Soffit vents
• Eaves vents
• Ridge ventilation
• Ventilated dry-ridge systems
• Roof-tile vents
• Slate vents
• Gable ventilation in suitable situations
• Ventilated counter-batten voids

The appropriate ventilation depends on whether the roof is designed as a cold, warm or hybrid construction and on the resistance of the underlay and roof covering.

Current NFRC guidance warns that small internal lap vents should not be treated as a substitute for compliant external ventilation. Recognised ventilation methods include eaves, ridge and purpose-made tile or slate ventilators.

A full roof replacement is an opportunity to correct poor ventilation rather than recreating the defects of the original roof.

12. Insulation Improvements

A full roof replacement may require the property’s roof insulation to be assessed and improved.

Roof coverings on pitched and flat roofs can fall within Building Regulations, and re-roofing may trigger requirements relating to:

• Energy efficiency
• Structural stability
• Fire safety
• Moisture control
• Thermal insulation

A roof is considered a thermal element. Planning Portal guidance states that re-covering work should include consideration of improving its thermal performance.

In Wales, replacing or repairing more than 25% of the roof area will normally require Building Regulations approval and improvement of the roof’s thermal insulation.

The correct insulation arrangement depends on whether the property has:

• An unused cold loft
• A boarded loft
• A room-in-the-roof
• A loft conversion
• Insulation between rafters
• Spray-foam insulation
• A warm flat roof
• A hybrid roof

Possible work may include:

• Topping up loft insulation
• Replacing damp insulation
• Maintaining ventilation above insulation
• Installing insulation between or above rafters
• Adding an air and vapour control layer
• Insulating a flat-roof deck
• Improving insulation around rooflights

Insulation must not be installed in a way that blocks eaves ventilation or traps moisture.

13. Installing New Tiles or Slates

The selected tiles or slates are installed once the underlay, battens and ventilation components are in position.

Common choices include:

• Concrete interlocking tiles
• Concrete plain tiles
• Clay plain tiles
• Clay pantiles
• Natural slate
• Fibre-cement slate
• Specialist low-pitch tiles

The roof covering should be selected according to:

• Roof pitch
• Local exposure
• Rafter length
• Batten gauge
• Structural weight
• Property appearance
• Planning restrictions
• Manufacturer requirements

Tiles and slates should be mechanically fixed according to a project-specific fixing specification.

Fixing requirements may include:

• Nails
• Screws
• Clips
• Hooks
• Additional perimeter fixings
• Enhanced fixing in exposed locations
• Specific fixings at ridges, hips and verges

The fixing specification should consider the property’s location, height, roof shape and likely wind exposure.

14. Ridge Tiles

Ridge tiles cover the highest horizontal junction of the roof.

During a full roof replacement, the ridge will normally be renewed using either:

• A mechanically fixed dry-ridge system
• Ridge tiles installed with mortar and additional mechanical fixings

Dry-ridge systems commonly include:

• Ridge tiles
• Ridge-roll membrane
• Ridge battens
• Batten straps or brackets
• Mechanical fixings
• Sealing washers
• End caps or block ends

Dry-fix systems provide a mechanically secured alternative to relying on mortar alone. Current roofing recommendations require ridge and hip components to be mechanically restrained, even where mortar is used.

A ventilated dry-ridge system may also contribute to the roof’s high-level ventilation where it forms part of the approved design.

15. Hip Tiles

Hip tiles cover the external sloping junction where two roof faces meet.

The replacement may include:

• New hip tiles
• Hip battens
• Hip trays or support systems
• Dry-hip roll
• Mechanical fixings
• Hip end caps
• Cut tiles or slates
• Weatherproof seals

As with ridge tiles, hips should not depend solely on mortar for long-term security.

The quotation should confirm whether hip tiles are being reused or replaced.

16. Verge Detailing

The verge is the exposed edge of a pitched roof at the gable.

It may be finished using:

• A dry-verge system
• Mortar
• Undercloak and mortar
• Slate verge detailing
• Cloaked verge tiles
• Purpose-made verge units

Dry-verge systems are mechanically fixed and reduce reliance on exposed mortar.

Where mortar is retained, the detailing should include suitable mechanical restraint and proper support.

The verge should be straight, secure and able to resist wind-driven rain.

17. Roof Valleys

A roof valley is the internal junction where two roof slopes meet.

Because valleys collect large volumes of rainwater, they must be constructed carefully.

A replacement may involve:

• Removing the old valley lining
• Inspecting or replacing valley boards
• Installing new underlay
• Installing valley troughs
• Installing lead
• Installing GRP or proprietary valley systems
• Correctly cutting surrounding tiles or slates
• Forming suitable water channels
• Securing the valley without restricting drainage

Valley work may involve additional labour because tiles must be cut and detailed individually.

The quotation should state whether existing valleys will be reused, repaired or completely replaced.

18. Chimneys and Lead Flashings

The junction between a chimney and roof covering is a common source of leaks.

A roof replacement may include:

• New lead soakers
• New stepped flashings
• New back gutters
• New front aprons
• Re-dressing existing lead
• Repointing lead chases
• Repairing chimney mortar
• Replacing damaged chimney pots
• Installing cowls where separately specified

The condition of the chimney itself should also be checked.

Possible additional defects include:

• Deteriorated pointing
• Cracked render
• Loose bricks
• Damaged flaunching
• Unstable chimney pots
• Water entering through unused flues

Roof replacement quotations frequently include standard leadwork but exclude major chimney rebuilding or rendering.

Any exclusion should be stated clearly.

19. Flashings Around Roof Junctions

Flashings prevent water from entering where the roof meets:

• Walls
• Dormers
• Extensions
• Parapets
• Rooflights
• Chimneys
• Abutments
• Changes in roof level

Materials may include:

• Code-specified lead
• Proprietary lead alternatives
• System-specific metal flashings
• Membrane upstands
• Liquid-applied detailing on suitable flat roofs

Existing flashings should not automatically be reused if they are split, incorrectly sized or poorly installed.

20. Roof Windows and Skylights

Where the roof contains existing roof windows, the replacement work may include:

• Removing and refitting the window
• Installing a new flashing kit
• Replacing the complete roof window
• Renewing insulation around the frame
• Repairing surrounding timbers
• Installing a new underfelt collar
• Improving internal vapour control

A flashing kit must be suitable for:

• The window model
• The tile or slate profile
• The roof pitch
• The depth of installation

The quotation should specify whether existing roof windows are being retained or replaced.

Replacement roof windows can also be covered by Building Regulations requirements and competent-person certification arrangements.

21. Fascias and Soffits

Fascias and soffits are not automatically included in every roof replacement.

They may be:

• Left in place
• Repaired
• Overclad
• Completely removed and replaced

The fascia supports the lower roof edge and often provides the fixing surface for the gutter.

The soffit closes the underside of the eaves and may contain ventilation openings.

Replacement materials can include:

• Treated timber
• uPVC
• Aluminium
• Fibre cement
• Other proprietary roofline products

If fascias are rotten, distorted or unable to support the required eaves detailing, replacement may be necessary before the new roof covering is installed.

22. Guttering and Downpipes

Gutters may need to be removed temporarily during a roof replacement.

The roofing contractor may:

• Remove and refit existing gutters
• Replace damaged brackets
• Realign gutter falls
• Install new gutters
• Replace downpipes
• Adjust outlets
• Clean the complete system
• Add leaf guards where requested

Government guidance generally treats straightforward replacement of gutters and downpipes differently from controlled roof-covering work, but guttering should still be properly specified and installed.

The quotation should confirm whether gutter replacement is included or optional.

23. Flat-Roof Sections

Some properties contain both pitched and flat roofs.

Flat sections may cover:

• Extensions
• Garages
• Dormers
• Porches
• Bay windows
• Rear additions

A complete flat-roof replacement may include:

• Removal of the existing membrane
• Inspection of the roof deck
• Replacement decking
• Formation or correction of drainage falls
• Vapour control layer
• Insulation
• New waterproof membrane
• Upstands
• Edge trims
• Rainwater outlets
• Flashings
• Internal drainage
• Overflow outlets

Possible waterproofing systems include:

• EPDM
• GRP fibreglass
• Reinforced bituminous membrane
• Single-ply membrane
• Liquid-applied roofing

If a flat roof with integral insulation is replaced, Building Regulations may require the thermal element to be upgraded.

24. Waste Removal and Skips

Removing an old roof creates a significant amount of waste.

This may include:

• Tiles
• Slates
• Mortar
• Roofing felt
• Battens
• Timber
• Lead offcuts
• Insulation
• Packaging
• Broken roofline products

The quotation should confirm whether it includes:

• Skip hire
• Skip permits
• Waste transfer
• Loading
• Final removal
• Site cleaning
• Disposal fees

The contractor should use an authorised waste carrier and dispose of materials through suitable facilities.

Reusable natural slate, clay tiles and metal may sometimes be separated for salvage or recycling.

25. Building Regulations and Certification

A full roof replacement should be checked for Building Regulations requirements before work begins.

Government guidance lists replacement roof coverings on pitched and flat roofs among alteration projects that can require Building Regulations approval.

Compliance may be arranged through:

• Local authority building control
• A registered building control approver
• An installer registered under an authorised self-certification scheme

Authorised schemes for replacement roof coverings include CompetentRoofer and NAPIT.

A registered installer can self-certify qualifying work and notify the local authority. Government guidance says the homeowner should receive a certificate that can be used as evidence of compliance and may appear in property searches when the house is sold.

The quotation should clearly state:

• Whether Building Regulations apply
• Who is responsible for notification
• Whether fees are included
• Which scheme or building control body will be used
• What certificate will be issued
• Whether structural calculations are required

26. Guarantees and Completion Documents

At the end of the project, the homeowner should receive the appropriate documentation.

This may include:

• A final invoice
• Workmanship guarantee
• Material guarantee
• Building Regulations certificate
• Competent-person certificate
• Insurance-backed guarantee where applicable
• Product registration documents
• Photographs of completed work
• Waste-transfer documentation
• Maintenance guidance

A guarantee should identify:

• What is covered
• How long coverage lasts
• Whether labour and materials are included
• Exclusions
• Maintenance requirements
• Transferability to a future owner
• The process for reporting a problem

A long guarantee is not automatically valuable if its terms are unclear or if it covers only the roofing product rather than the installation.

What May Not Be Included in a Standard Roof-Replacement Quote?

Common exclusions include:

• Major structural timber repairs
• Structural engineer fees
• Chimney rebuilding
• Chimney removal
• Asbestos removal
• Spray-foam insulation removal
• Bat surveys or ecological licences
• Extensive loft-insulation work
• Internal ceiling repairs
• Replastering or redecoration
• Replacement roof windows
• Solar-panel removal and refitting
• New fascias, soffits and gutters
• Planning applications
• Listed Building Consent
• Party-wall matters
• Scaffolding licences
• Electrical work
• Satellite-dish realignment
• Repairs to hidden historic defects

An exclusion is not necessarily unreasonable, but it should be disclosed before the contract is agreed.

What Should Be Included in the Written Quotation?

A professional roof-replacement quotation should include:

• The property address
• The contractor’s details
• A clear description of the work
• Scaffolding arrangements
• Existing material removal
• Underlay specification
• Batten specification
• Tile or slate manufacturer and product
• Colour and profile
• Ridge, hip and verge system
• Valley details
• Leadwork
• Ventilation
• Insulation work
• Timber-repair allowance
• Chimney work
• Fascia, soffit and gutter treatment
• Waste removal
• Building Regulations arrangements
• Guarantees
• Estimated start and completion arrangements
• Payment schedule
• VAT
• Possible additional charges
• Validity period of the quotation

Avoid accepting a quotation that simply says “replace roof” without defining the materials and work included.

Questions to Ask a Roofing Contractor

Before accepting the quotation, ask:

• Will the old tiles, felt and battens all be removed?
• What underlay will be installed?
• What roofing battens will be used?
• How will the roof be ventilated?
• Are the ridge and hip tiles mechanically fixed?
• Are new valleys included?
• Is all necessary leadwork included?
• What happens if rotten timbers are discovered?
• Is an allowance included for timber repairs?
• Are scaffolding and waste disposal included?
• Will insulation need upgrading?
• Who is dealing with Building Regulations?
• Will I receive a compliance certificate?
• Are fascias, soffits and gutters included?
• What guarantees will I receive?
• Will you provide progress photographs?
• Are there any likely additional charges?

The contractor should be able to answer these questions clearly before work begins.

Frequently Asked Questions

Does a roof replacement include new felt and battens?

A proper full roof replacement will normally include new roofing underlay and new battens after the existing roof covering has been removed.

Does a new roof include timber repairs?

Minor repairs may be included or covered by an allowance. Extensive structural repairs are commonly charged separately because their full extent may not become visible until the roof is stripped.

Are gutters included in a roof replacement?

Not always. Existing gutters may be removed and refitted, while complete replacement may be priced as an optional extra.

Are fascias and soffits normally included?

They are often quoted separately unless the existing roofline is defective or the contract specifically includes replacement.

Does a roof replacement include insulation?

The existing insulation should be assessed. Upgrades may be required to meet Building Regulations, but the extent of the work depends on the roof construction and condition.

Does a new roof need Building Regulations approval?

Many complete pitched and flat-roof replacements require approval or self-certification. The contractor should establish the applicable route before beginning work.

Will the contractor remove all waste?

Waste removal should be included in a professional full-roof quotation, but homeowners should confirm skip hire, permits and disposal fees in writing.

Are chimney repairs included?

Standard flashing work may be included. Repointing, rendering, rebuilding or removing a chimney is normally identified and priced separately.

Do roof tiles come with a guarantee?

Many manufacturers provide product guarantees subject to their terms. The roofing contractor should also provide a separate workmanship guarantee.

Should I receive photographs of the work?

Photographs are strongly recommended, particularly for concealed details such as underlay, battens, timber repairs, ventilation and valleys.

Arrange a Professional Roof Inspection

A roof replacement should be designed around the condition of the complete property rather than treated as a simple tile-changing exercise.

Countrywide Roofing & Insulation provides professional roof inspections and no-obligation roof-replacement quotations across England and Wales.

Our team can assess:

• Roof tiles and slates
• Underlay and battens
• Roof timbers
• Chimneys and leadwork
• Valleys
• Ridge, hip and verge details
• Loft ventilation
• Insulation
• Fascias, soffits and gutters
• Building Regulations requirements

A detailed quotation can then explain what is included, what may be optional and how any hidden defects will be handled.

Conclusion

A complete roof replacement should normally include much more than the visible tiles or slates.

The project may involve:

• Safe scaffolding
• Removing the existing covering
• Inspecting and repairing roof timbers
• Installing underlay and battens
• Improving ventilation and insulation
• Installing new tiles or slates
• Renewing ridges, hips, verges and valleys
• Completing chimney and leadwork details
• Removing waste
• Arranging Building Regulations compliance
• Providing guarantees and certificates

The exact scope will vary between properties, which is why a detailed written quotation is essential.

Before choosing a roofing contractor, compare the complete specification rather than looking only at the total price. A cheaper quotation may exclude important items that will later be charged as additional work.