New roofs
New Roofs and Roof Replacement in Edinburgh
When a roof has reached the end of its life, repeated repairs stop being good value. We replace pitched and flat roofs across Edinburgh in natural slate, tile and modern flat roofing systems, from single houses to shared tenement roofs and listed buildings.
- Natural slate & tile
- Tenement & shared roofs
- Listed buildings
- Fully insured
Repair or replace?
A roof usually needs replacing rather than repairing when slates are slipping across large areas, the nails have corroded, the sarking boards are rotten or the leadwork has failed throughout. We inspect first and give you photos so you can see the condition for yourself. If targeted roof repairs will give you years of service, we will tell you. See also 5 signs your slate roof needs replacing.
Natural slate roofs
Natural slate is the traditional roof covering on most Edinburgh tenements, villas and terraces. We work with:
- Reclaimed Scottish slate such as Ballachulish, often the best match for traditional and listed buildings.
- Welsh slate such as Penrhyn.
- Spanish slate such as Cupa, a cost-effective option where planning allows.
A re-slate includes stripping the old covering, inspecting and repairing the sarking, new underlay and battens where specified, new slates or sorted reclaimed slates fixed with copper nails, and new lead flashings, valleys and ridge.
Tile roofs
Clay and concrete tiles from manufacturers such as Marley, Sandtoft and Redland, for bungalows, modern houses and extensions. Tiles are generally quicker to lay and lower cost than natural slate.
Flat roof replacement
GRP, single ply and modern felt systems, including conversion to a warm roof with insulation above the deck. See flat roofing for the systems we install.
Typical lifespans
| Roof covering | Typical life* | Relative cost |
|---|---|---|
| Natural slate (good quality) | 75–100+ years | £££–££££ |
| Clay tile | 50–70 years | £££ |
| Concrete tile | 40–60 years | ££ |
| GRP flat roof | 25–40 years | ££ |
| Single ply (EPDM, PVC, TPO) | 20–30+ years | ££ |
| Modern felt (torch-on) | 20–30 years | £–££ |
*Ranges are typical, not guaranteed. Actual life depends on material quality, exposure, installation and maintenance.
Tenement and shared roof replacement
Replacing a tenement roof means agreeing the work and the cost with every owner who shares it. We help by:
- providing a clear written quote and photos that can be circulated to all owners or your factor
- explaining the scope in plain terms so owners can make a decision
- planning scaffolding, permits and access through the common stair
- keeping owners updated during the work
The City of Edinburgh Council publishes guidance on organising shared repairs under the Tenements (Scotland) Act 2004, and runs a Missing Shares service that may help where an owner will not or cannot pay their share.
Listed buildings and conservation areas
Much of central Edinburgh is listed or within a conservation area. Even like-for-like work should be checked on a listed building, and changing materials, rooflights or the roof profile may need listed building consent or planning approval. We will advise on matching materials and tell you when you should check with the council before work starts.
How a re-roof runs
Survey
Close inspection of the roof, timbers, leadwork and chimneys.
Quote
Written quote covering materials, access, scaffolding and timescale.
Scaffold and permits
We plan the scaffolding and confirm any council permits needed.
Strip and repair
Old covering removed, sarking and timbers repaired as needed.
New roof
Underlay, battens, slates or tiles, leadwork, ridge and gutters.
Handover
Final inspection, photos and guarantee paperwork.
As a guide, a typical house re-roof takes one to two weeks once scaffolding is up, depending on size, scope and weather. Tenements, heritage work and extensive leadwork take longer.
Hidden defects and changes to the price
Some defects only show once a roof is stripped, most often rotten sarking, damaged rafters or failed wall heads. If we find something that changes the scope, we stop, photograph it and explain the options and cost before doing any extra work. Nothing is added to the price without your agreement.
Keeping owners and neighbours informed
On shared and tenement roofs we agree a single point of contact, whether that is one owner or the factor, and send progress updates and photos to them. Neighbours are told before scaffolding goes up, and access through common areas is agreed in advance.
Guarantees
Every roof we install carries our workmanship guarantee. The length depends on the work and is confirmed in writing on your quote. Where a manufacturer guarantee is available for the materials, we will tell you at quote stage what it covers and who issues it.
Written quoteThe work, materials and access method explained
PhotosBefore and after photos of the work
GuaranteedWorkmanship guarantee confirmed in writing on your quote
£5 millionPublic liability and employer’s liability insurance
FAQs
Frequently asked questions
How much does a new roof cost in Edinburgh?
Cost depends on roof size and shape, the covering, the number of chimneys and the access needed. Scaffolding is a significant part of the price on tall tenements. We give a fixed written quote after surveying the roof.
Do I need planning permission for a new roof?
Often not for like-for-like replacement on an unlisted building. If the building is listed or in a conservation area, or you want to change materials or add rooflights, consent may be needed. We will tell you when to check.
Can you reuse my existing slates?
Often, yes. Good slates can be stripped, sorted and refixed, with reclaimed slate to make up any shortfall. This is common on traditional and listed buildings.
How long does a new roof take?
As a guide, one to two weeks for a typical house once scaffolding is up, depending on size, scope and weather. Larger tenements and heritage roofs take longer.
How often should a new roof be inspected?
Every one to two years, and after severe storms. See roof maintenance.
Related services
Get a quote for a new roof
Tell us about the job and send a photo if you can. We cover Edinburgh and the surrounding areas.