A roof has to cope with Northern Ireland weather for decades. The cheapest quote is not always the safest choice, and a job that looks straightforward from the ground can hide rotten timbers, failed flashings or insulation that no longer meets current standards. The checks below will help you compare local roofers on more than price.
This is general information for homeowners, not a recommendation of any particular firm.
Be clear about the job before you ask for prices
“I need a new roof” can mean several different things: a like-for-like re-cover in tiles or slate, a repair to a valley or chimney, a flat-roof replacement, or a larger alteration such as a dormer. The right contractor, and the right guarantee, depends on the work.
Write down the address, the roof type (pitched slate, concrete tile, felt or membrane flat roof, and so on), any leaks, and whether you want a repair or a full replacement. Photographs help, but a roofer should still inspect the roof before giving a firm price. Do not feel pressured to accept a figure given only from the pavement.
If the work is part of a wider extension or renovation, coordinate the roofer with your builder so flashings, insulation and drainage are designed as one job.
Insurance: ask to see current documents
A reputable roofer should be able to show you current insurance, not just tell you that they are insured.
- Public liability insurance covers injury to other people or damage to their property arising from the work. Ask for a copy of the schedule, check the expiry date, and note the limit of indemnity.
- Employers’ liability insurance is generally required if the firm employs staff. A sole trader working alone may not need it, but anyone bringing employees or labour-only subcontractors onto your property should be able to explain their cover.
- If the firm uses subcontractors, ask whether those subcontractors have their own insurance and who is responsible for the work on site.
Keep copies with the quotation. If a contractor is unwilling to provide evidence of insurance, treat that as a reason to look elsewhere. The same discipline is worth applying when you choose a builder.
What a useful quotation should include
A short text message with a single figure is not enough to compare. A written quotation should describe:
- the areas of roof to be repaired or replaced, including hips, valleys, verges, ridges and flashings
- the proposed covering, underlay, battens, ventilation and insulation, with product names where possible
- any anticipated timber repairs, and how unforeseen decay will be priced if it is found once the covering is stripped
- scaffolding or other access, waste removal and protection of the house and garden
- how rainwater goods, rooflights and chimneys will be dealt with
- the programme, payment stages and what is excluded
- whether the price includes VAT
Be cautious of a demand for a large deposit, and do not pay the full amount before the work is complete and you have had a chance to inspect it. A reasonable deposit for materials, followed by staged payments, is a more typical arrangement, but the right terms depend on the size of the job. Get everything in writing.
It is sensible to obtain more than one quotation against the same description of the work. A much lower price can mean a thinner specification, no scaffolding, or no allowance for timber repairs.
Guarantees: materials, workmanship and what happens if a firm ceases trading
Roofing “guarantees” are not all the same. Before you accept one, ask three separate questions.
Manufacturer’s product guarantee. Tile, slate, felt and membrane manufacturers often guarantee the product itself for a stated period, subject to conditions about how it is installed. That guarantee may not cover poor workmanship, and it may be invalidated if the system is not fitted in line with the manufacturer’s instructions.
Contractor’s workmanship guarantee. This is a promise from the roofer about the quality of the installation. Ask how long it lasts, what it covers and excludes (for example, storm damage, or lack of maintenance), and whether it is transferable if you sell the house.
Insurance-backed guarantee. A workmanship guarantee from a limited company is only as useful as the company’s ability to honour it years later. Some schemes provide insurance that can respond if the contractor ceases trading. If a roofer offers an insurance-backed guarantee, ask for the scheme name, what is covered, the duration, and a sample certificate. Do not assume that a logo on a van means the job will automatically be covered.
Membership of a trade body, such as the National Federation of Roofing Contractors, can be a useful signal, but you should still check the insurance, specification and guarantee documents for your job. No membership is a substitute for a clear contract and an inspection of the finished work.
Planning permission and building control
Re-covering a roof in a similar material is often a repair, but that is not a reason to assume no approvals are needed. Planning permission can be required if you change the shape of the roof, add a dormer, or alter a listed building, or if you live in a conservation area or another designated area. nidirect advises you to ask the council planning office before you start, and notes that permitted development rights are restricted in designated areas.
Building control is a separate system. The Building Regulations (Northern Ireland) 2012 set standards for structure, fire safety, weather resistance and energy performance. A re-roof that involves structural work or insulation upgrades may need an application even if planning permission is not required. Your local building control office can confirm the position. See Do I need planning permission or building control in Northern Ireland?.
If the roof work is part of an extension, start with Do I need planning permission for an extension in Northern Ireland? and, for formal planning advice, NI Planning Permission.
Practical checks on site and after completion
Before work starts, agree how the property will be protected, where materials will be stored, and how waste will be removed. Storms and sudden leaks are a particular risk once a roof is stripped, so ask how the roofer will keep the house weatherproof at the end of each day.
Tell your buildings insurer that work is taking place, as some policies have conditions about unoccupied rooms or building works. When the job is finished, keep the quotation, invoices, insurance documents, product details, guarantee certificates and, where building control is involved, the completion or approval document. Those papers matter when you come to sell.
Finding a roofer in your area
You can browse roofers in Northern Ireland, or look at trades covering Belfast, Lisburn and Castlereagh, Derry City and Strabane, Mid Ulster and other council areas. If you already have a specification, post a job and compare written responses. A careful choice at the outset is far cheaper than putting a poor roof right later.
Sources
- nidirect, Planning permission – when to apply
- Department of Finance, Building Regulations in Northern Ireland
- The Building Regulations (Northern Ireland) 2012
- Ards and North Down Borough Council, Work that requires Building Control Approval