Roof Recovering with New Roofing Materials — Which Machine, Which Providers?
- Recommended class
- Tonziegel/Beton/Schiefer
- Typical duration
- 1-2 Wochen
- Cost estimate
- 80-150 €/m²
Overview
Roof recovering involves the complete replacement of existing roofing materials with new clay tiles, concrete tiles, or natural slate. Unlike simple repairs or overlay systems, recovering requires removing old coverings down to the batten level or roof deck, assessing the structural timber, and installing a completely new roofing system including underlays, battens, and finish materials. This process is typically necessary when the existing roof has reached the end of its serviceable life (25-60 years depending on material), when extensive damage has occurred, or when building regulations require upgrades to insulation and ventilation standards.
The scale of equipment needed depends primarily on access, roof pitch, and building height. For single-storey domestic properties with good access, standard scaffolding and manual hoisting may suffice. Two-storey buildings typically require tower scaffolds or mobile access equipment, whilst commercial or multi-storey projects often necessitate lorry-mounted cranes or specialised roofing conveyors (tile lifts) capable of delivering materials to heights of 10-20 metres. The choice between clay tiles (45-55 kg/m²), concrete tiles (40-50 kg/m²), or natural slate (25-35 kg/m²) significantly impacts handling requirements. A typical 100m² domestic re-roofing project requires managing 4-5 tonnes of new materials plus disposal of similar quantities of waste, making material handling equipment selection critical to project efficiency and worker safety.
Step-by-step
1. Site Setup and Protection
Erect appropriate scaffolding to all roof elevations with edge protection and loading bays. Install skip or waste container with suitable access for roof debris. Protect gutters, downpipes, and adjacent structures with boarding or sheeting. Establish exclusion zones around the building perimeter to protect against falling materials. If using mechanical lifting equipment (tile conveyor or crane), ensure stable positioning on level ground with adequate clearance for operation. Arrange temporary weather protection (tarpaulins) in case of unexpected delays during the stripping phase.
2. Stripping Existing Roof Covering
Remove existing tiles, slates, or sheets working from ridge down to eaves in controlled sections. Strip old battens and counter-battens, inspecting roof timbers (rafters, purlins) for rot, insect damage, or structural defects. Remove old underlay or sarking felt carefully to avoid damaging sound timber. Load debris into skip via chutes or manual handling from scaffold—avoid overloading working platforms. Typical stripping rate for a two-person team is 40-60m² per day depending on roof complexity, pitch, and fixings. For properties built pre-1980s, check for asbestos-containing materials in underlay or insulation and arrange specialist removal if identified.
3. Roof Structure Assessment and Preparation
Inspect exposed roof structure for compliance with current load requirements—new clay or concrete tiles may exceed the weight of original coverings. Replace any defective rafters, purlins, or ceiling joists; sister new timber alongside damaged members if structural calculations allow. Ensure adequate ventilation provision at eaves and ridge to meet Building Regulations (Part C and approved Document F). Install new breathable roofing membrane or traditional underlay, lapping horizontally by minimum 150mm and vertically by 100mm, with drapes into gutters. Fix counter-battens vertically (for pitched roofs above 35° or with certain membrane types) followed by horizontal tiling battens at gauge appropriate to the chosen tile or slate.
4. Material Delivery and Distribution
Coordinate delivery of tiles, slates, ridge components, fixings, and accessories to site. Use mechanical tile lift, conveyor, or crane to distribute materials to roof level in manageable loads—typically 1-2 pallet loads per lift. Distribute materials evenly across the roof structure to avoid localised overloading (maximum 75kg/m² on scaffolding boards, lower on roof structure during installation). Stack tiles or slates on battens or boards placed across rafters, never directly on membranes. For slate roofing, each slate typically requires two copper or stainless steel nails or hooks; clay and concrete tiles may use nails, clips, or mechanical fixing systems depending on exposure zone (BS 5534).
5. Tile or Slate Installation
Begin installation from eaves working towards ridge, ensuring correct gauge (spacing) and side lap according to manufacturer's specifications and BS 5534 recommendations based on roof pitch, altitude, and exposure zone. Fix every tile in high-exposure locations (coastal, elevated sites); in moderate exposure, typically every third to fifth course depending on tile profile and pitch. Use proprietary dry-fix ridge and verge systems with mechanical fixings rather than mortar bedding for improved durability and ventilation. Install ventilated ridge terminals, valley components, abutment flashings (lead, GRP, or compatible proprietary systems), and any roof penetrations (soil vents, flue terminals) with appropriate weathering details. Typical installation rate is 25-40m² per skilled roofer per day.
6. Final Inspection and Site Clearance
Conduct thorough inspection of completed roof covering checking for correct lap, alignment, secure fixing, and proper integration of all flashings and weathering details. Verify that all ventilation paths (eaves-to-ridge) are clear and functioning. Clean gutters of installation debris and check downpipes for blockages. Remove all waste materials, surplus stock, and packaging from site. Dismantle scaffolding and lifting equipment once sign-off is achieved. Provide client with manufacturer guarantees, installation certificates, and Building Control completion documentation. Photograph completed work for records and warranty purposes, noting any variations from original specification.
Cost breakdown
| Scaffolding (100m² roof, 2 weeks hire) | £800-1,400 | Includes erection, hire period, and dismantling; higher for complex access |
|---|---|---|
| Tile lift / conveyor hire (5 days) | £400-700 | Optional but significantly speeds material handling on two-storey buildings |
| Roofing materials (tiles/slates, battens, membrane) | £3,500-7,000 | £35-70/m² material cost; clay/slate higher than concrete tiles |
| Labour (stripping, preparation, installation) | £3,000-5,500 | Typically 2-3 roofers for 1-2 weeks; regional rate variations apply |
| Waste disposal (skip hire and landfill charges) | £300-600 | 12-14 yard skip for typical 100m² project; more if structural timber replaced |
| Timber repairs and upgrades | £500-1,500 | Variable; budget 10-15% of project cost for unexpected structural work |
| Flashings, ridges, and accessories | £600-1,200 | Lead work, dry-fix systems, valleys, and ventilation components |
Common pitfalls
- Failing to check structural timber load capacity before specifying heavier tile types — may require costly structural reinforcement adding £2,000-4,000 to project costs.
- Inadequate weather protection during stripping phase — water ingress can damage ceilings, insulation, and electrics with repair costs of £1,500-5,000.
- Not verifying exposure zone classification per BS 5534 — incorrect fixing specification leads to tile loss in high winds and potential warranty invalidation.
- Overloading roof structure or scaffolding during material distribution — creates serious safety hazard and risk of structural collapse; distribute loads evenly below 75kg/m².
- Using incompatible materials (e.g., aluminium nails with clay tiles in coastal areas) — galvanic corrosion causes premature fixing failure within 5-10 years requiring costly remedial work.
- Neglecting Building Regulations notification — work may not comply with Part C (weather resistance) and Part L (insulation) requiring retrospective certification and potential enforcement action.
FAQ
- Do I need Building Regulations approval for complete roof recovering?
- In England and Wales, complete roof recovering typically requires Building Regulations notification under Approved Documents C (site preparation and resistance to moisture) and L (conservation of fuel and power), particularly if you're altering the roof structure or thermal elements. You must either use a certified competent person scheme installer who self-certifies the work, or submit a Building Notice or Full Plans application to Local Authority Building Control before starting. Scotland operates under a separate system requiring a building warrant. Failure to comply can affect insurance, resale value, and may result in enforcement action requiring retrospective approval at additional cost.
- What's the cost difference between clay tiles, concrete tiles, and natural slate?
- For a typical 100m² domestic roof, material costs (tiles plus associated components) range from £3,500-4,500 for concrete interlocking tiles, £4,500-6,000 for clay tiles, and £6,000-9,000+ for natural slate. Slate also requires more skilled labour, adding 20-30% to installation costs, but offers 80-100 year lifespan versus 50-60 years for clay and 40-50 years for concrete. The heavier weight of clay and concrete (40-55 kg/m² vs 25-35 kg/m² for slate) may require structural assessment, particularly when replacing lightweight materials. Regional availability significantly affects pricing—slate is more cost-effective in Wales and Cumbria; clay tiles in southern England.
- Should I use a tile lift or rely on manual handling for a two-storey house?
- For two-storey domestic properties (eaves height 5-7 metres), a tile lift or conveyor belt system typically pays for itself in labour efficiency and safety. Manual handling of 4-5 tonnes of tiles up ladders or through scaffold lifts takes 2-3 person-days, whilst a tile lift reduces this to 4-6 hours at hire costs of £80-140 per day. The safety benefits are substantial—manual handling of roofing materials causes significant injury risk from repetitive lifting and working at height. For single-storey buildings with good scaffold access, manual handling may suffice. For three-storey or commercial work, mechanical lifting becomes essential and cost-effective.
- Can I strip and re-roof myself, or must I hire professional roofers?
- Whilst legally homeowners can undertake their own roof recovering, this is a high-risk, technically complex project requiring working at height competency, understanding of Building Regulations, structural load assessment, and weatherproofing details. Most buildings insurers require professional certification for roof work. DIY recovering only makes economic sense if you have relevant trade skills, proper access equipment, and time (a competent DIYer might take 3-4 weeks versus 1-2 weeks for professionals). You'll still need Building Regulations approval, proper scaffolding (not DIY towers for whole-roof work), and waste disposal. For most homeowners, the risk of weather damage during extended DIY timescales, plus safety and compliance issues, makes professional installation the sensible choice.
- How do I determine the correct fixing specification for my location?
- Fixing requirements are determined by BS 5534 (Code of Practice for Slating and Tiling) based on three factors: roof pitch, building height/altitude, and wind exposure zone. The UK is divided into zones from sheltered inland (Zone 1) to severe coastal/elevated exposure (Zone 4). In moderate exposure with typical pitch (35-45°), every fourth or fifth course is mechanically fixed; in severe exposure or low pitch, every tile requires fixing. Your roofing contractor should conduct a site-specific assessment, but you can check approximate exposure using the BRE wind zone maps. Coastal properties within 8km of the sea, and buildings above 150m elevation, automatically require enhanced fixing. Under-specification is a common cause of storm damage and insurance disputes.
- What lead time should I expect for materials delivery, and how does this affect project planning?
- Standard concrete interlocking tiles are typically available within 5-10 working days from builders' merchants. Clay tiles, particularly specific colours or heritage profiles, may require 3-6 weeks lead time from manufacturers. Natural slate—especially matching existing slate for conservation areas—can require 6-12 weeks for quarry supply, or longer for reclaimed materials. Bespoke ridge systems, valley components, and lead flashings add 2-3 weeks. To avoid costly project delays with scaffolding standing idle, order materials 4-6 weeks before the planned start date, confirming delivery schedules with suppliers. Some contractors include materials procurement in their scope; others expect client supply—clarify this during quotation to avoid misunderstandings and programme overruns.