The five questions that tell you whether to repair your Medway roof or replace it — including the point where patching becomes the expensive option.
This is the decision that costs homeowners the most money when they get it wrong in either direction — paying for a new roof that wasn't needed, or pouring money into patches on a roof that was finished three years ago. Here's how to think about it.
1. How Old Is It?
Concrete tiles last 40–60 years, clay and Kent peg 60–100+, slate 75–150. If your roof is well inside that window and the structure underneath is sound, repair is almost always right. If it's past it, you're fighting the clock — though a roof at the end of its expected life can still be worth repairing if it's in good actual condition.
2. Is The Problem Localised Or Everywhere?
One slipped tile, one failed flashing, one cracked slate — repair. Tiles failing across a whole elevation, granules washing off in quantity, felt visibly perished — replace. The distinction is whether you're dealing with an incident or a condition.
3. How Often Are You Patching It?
This is the clearest signal there is. If you're calling someone out every year, add up what you've spent over the last three. It will usually be a meaningful fraction of a replacement, and it's buying you nothing permanent.
4. What's The State Of The Battens And Felt?
You can't see these from the ground, which is why a loft inspection matters. Rotten battens mean the fixings have nothing to hold, and perished felt means the roof has no secondary barrier. If both are gone, re-covering without replacing them is a waste of the covering.
5. Are You Planning To Stay?
If you're selling in two years, a repair with a guarantee and documentation may be the sensible call. If you're staying ten, a roof that fails in the meantime costs you the interior damage as well as the roof. Buyers also ask — a documented replacement with a guarantee is a selling point.
The Honest Answer
Plenty of roofs we survey don't need replacing, and we say so. A roof with years left in it should be repaired and left alone. If yours genuinely is at the end, we'll show you why — photographs of what we found, not a sales pitch. If we get that wrong in your favour, we've lost one job; if we get it wrong the other way, you'll never call us again.
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Costs and timings in this article are guides for Medway and Kent properties. Every roof is different — a survey is the only way to get an accurate figure.