Roofing is one of those areas of home maintenance that people tend to ignore — right up until there's a problem. Understanding what type of roof you have, how long it should last, and what signs to look for can save you from expensive emergency repairs and internal damage.

Flat Roofs

Flat roofs are common on extensions, bay windows, garages, and some older mid-century properties. Despite the name, they're not truly flat — they have a slight fall (typically 1:40 or 1:80) to allow water to drain.

Types of Flat Roof Covering

EPDM (Rubber Roofing)

A synthetic rubber membrane that is glued or mechanically fixed to the decking. EPDM is increasingly the material of choice for new flat roofs. It's flexible, durable, and resistant to UV degradation. Lifespan: 25–50 years with minimal maintenance.

GRP Fibreglass

A rigid, seamless fibreglass surface that is strong and waterproof. Popular on awkward shapes and where a hard surface is needed. Lifespan: 25–40 years. Can crack if the decking below is insufficiently stiff.

Felt (Built-up Felt / Torch-on Felt)

The traditional flat roof covering. Torch-on felt (hot-applied) is more durable than the older cold-applied systems. Lifespan varies — typically 10–20 years. Older felt roofs are the most common source of flat roof problems.

Common Flat Roof Problems

• Ponding water — standing water indicates falls have failed or the roof has sagged
• Blistering or cracking of the membrane
• Leaks at upstands, flashings, or where the roof meets the wall
• Felt delaminating or lifting at edges

If your flat roof is more than 15 years old and has never been replaced, it's worth having it inspected. Dealing with a roof before it fails is far cheaper than dealing with the water damage after.

Repair vs Replace

Small localised issues — a failed flashing, a minor blister — can often be repaired. But if a felt roof is approaching or beyond its lifespan and showing widespread deterioration, a full replacement is nearly always better value than repeated patching.

Pitched Roofs

Most traditional UK homes have pitched roofs covered with concrete or clay tiles, natural slate, or — on older properties — plain tiles or stone slates. Pitched roofs are generally more durable and lower maintenance than flat roofs, but they still require regular attention.

Common Pitched Roof Problems

• Missing, slipped, or cracked tiles — often caused by frost, wind, or age
• Failed mortar at ridge tiles and hip tiles — a very common source of leaks
• Failing or cracked lead flashings around chimneys, valleys, and abutments
• Blocked or damaged gutters and downpipes causing water ingress at the eaves
• Deteriorating or missing felt underlay — the secondary barrier beneath the tiles
• Condensation in loft space due to poor ventilation

Pitched Roof Maintenance Tips

• Clear gutters and check downpipes twice a year (autumn and spring)
• After high winds, visually check from ground level for missing or dislodged tiles
• Have ridge and hip mortar inspected every 10–15 years
• Check lead flashings around chimney stacks and roof abutments every few years
• Ensure loft ventilation is adequate to prevent condensation and rot in the roof structure

How Long Should a Roof Last?

• Concrete roof tiles: 30–60 years
• Clay roof tiles: 60–100 years
• Natural slate: 80–150 years
• EPDM flat roof: 25–50 years
• GRP fibreglass flat roof: 25–40 years
• Torch-on felt flat roof: 15–25 years

Wittick Building Tip: Wittick Building carries out flat roof replacements, tile repairs, ridge repointing, and full roof inspections across North London and Hertfordshire. If you're unsure about the condition of your roof, we're happy to take a look.