How is your roof looking? Considering the constant battle against the elements it withstands over the tears, it wouldn't be a huge surprise if it was looking worse for wear!
The average lifespan for a roof in the UK is 20 to 30 years, although they can last for as little as 10, and as long as 150, depending on the materials and how well maintained they are.
If your roof tiles are getting on a bit, there's a fantastic way of prolonging their lifespan and that's with roof sealing. Professional companies, like the Roof Clean Spray Team, apply roof coatings that protect the surface from the elements and prevent damage, so you can avoid expensive roof repair costs.
While this sounds great, you want to know how much roof sealing costs so you can decide for yourself whether it's worth investing in.
That's why we've created this info blog to provide you with all the relevant details you need to make an informed decision!
By the time you reach the end, you'll have a better grasp of what's involved and how much you would expect to pay for this service.
Before we jump in, let's clear up a few facts to make sure we're on the same page...
A good question! While they can be very similar, it's important to understand the differences.
When we refer to roof paint, we're not talking about the type of stuff you slap on your interior walls. If you apply this to your roof tile, it will soon flake and fade (so don't do it!). Roof paints are mostly used to change or enhance the colour, although they usually have some protective qualities and are formulated to withstand the rigours of outdoor use.
Roof coatings or sealants can be transparent, but their main purpose is to create a weatherproof barrier that extends the lifespan of the materials by a decade or more.
For the purposes of this blog, we'll use the terms roof sealants and coatings, assuming that you're after a more protective product, although the same kind of price range will apply to paints.
Now, let's move on to discover the average costs...
Average costs for roof coatings in the UK run somewhere between £1,500 and £3,000.
As you have no doubt guessed, this figure will vary due to several factors, and we'll check these out now.
There are dozens to choose from, but they can be divided into three basic categories, including:
These are more affordable and commonly used by professional roof painters, as they are suitable for most roofs.
A more expensive option, but highly durable, silicone sealants are ideal for flat roof repairs and renovation.
Polyurethane offers excellent adhesion and water resistance, and these products are usually somewhere in the middle of the price range.
As we said above, some coatings are transparent, although you can choose from a range of popular colours if preferred to enhance the appearance of your property.
Do you have concrete tiles, clay tiles, a slate roof or a flat roof? Maybe you have a more modern material, like composite tiles or a metal roof?
This will determine which type of sealant you have, to some extent, as some products are specifically designed for certain tiles or materials. For example, some coatings are suitable for a porous roof covering, such as concrete tiles, whereas they would not adhere to a clay or slate roof.
On the subject of slate, many roofing companies recommend against applying a coating of any kind to these, as they are naturally weatherproof
The bigger the roof, the higher the costs - it's not, as they say, rocket science!
This is because the workers will need to spend longer on site and use more materials and equipment to get the job done. At the time of writing, costs were between £2.80 and £4.00 per square foot (approx. £30 and £43 per square metre).
Even so, far excessively large roofs, such as those on industrial buildings, you might get a discount due to the scale of the project.
Not all roofs are the same, and the shape, slope and complexity will make a difference to the price, as some types will be more difficult to work on.
For example, do you have multiple chimney stacks, dormer windows or a roof valley where two roof slopes meet? Is it a steeply pitched roof with many architectural features? All of this may impact the cost, as the crew will have to spend more time working around them or finding ways to negotiate them safely.
Easily accessible roofs are quicker and cheaper to deal with, as no extra measures or safety equipment are required.
On the other hand, scaffolding may be needed to access certain roofs, and this will add (approximately) another £300 to £400 to the total cost, assuming the roof sealing project lasts two or three days.
Depending on the height and pitch, contractors use a variety of methods to reach your roof and work safely, including:
When assessing the job, we need to look at the physical location of your property and any obstacles, and then decide which is the best method to reach your roof.
For example, if you're in a terraced house and your front door opens directly onto a narrow street, there may not be enough room for a cherry picker. Uneven ground makes it difficult for these machines, so scaffolding would be a better option. And finally, very high or steeply pitched roofs will almost always require scaffolding for safety reasons.
How much dirt or moss is there on your roof? The more grime and organic growth, the more effort and time it will take to prepare ready for painting.
It's vitally important to have a clean roof before the sealant is applied, or it will soon flake and peel, and any benefits will be lost. So, your painters aren't trying to sell you an unnecessary service, they are actually trying to help you save money!
Roof cleaning is often included in the total cost, but not always. Always make sure you know exactly what's included in the service before agreeing to the terms, and certainly before making any payments.
It's all very well focusing on the roof tiles or roofing material, but what if the internal structure isn't sound? A sagging roof is a sign of a weakened roof structure, and you may need a professional roofer to check this out. This often happens when old roof tiles are replaced with newer ones of the wrong type, meaning that heavier tiles have been added, putting extra strain on the roof beams.
Before the sealant is applied, an initial inspection and risk assessment should take place to check for damaged or missing roof tiles. During this inspection, the contractor will note any potential problems and recommend minor repairs (including tile replacement and fixing damaged lead flashing).
More extensive roof repairs may be necessary, but this would probably be handled by a professional roofer.
The roof repair cost will vary, but for a few tiles, this would be minimal - probably between £100 and £300. For major work, you could be looking at additional costs of between £1,000 and £5,000.
What can we say - workers expect to be paid!
This accounts for a big portion of the final cost, ranging between £90 and £150 per day for each worker on site. So, if your project needs a big team and it stretches on for a few days, the cost could be significant.
Additional costs could arise if you opt for extras, such as having the gutters cleaned or soffits, fascias and weatherboards painted or repaired.
Some roofing companies might offer to install roof insulation or even redecorate your house exterior.
It's difficult to put a cost on these services as they differ greatly, but let's say you're looking at an extra £300 to £1,500 at least.
To fully understand the average cost, it might be a good idea to see what the process involves. We've included a step-by-step guide to illustrate where the money is spent...
The process begins with a thorough roof inspection. A qualified contractor will assess its condition, looking for damage, moss, algae, or debris that could affect the sealing process. If any repairs are needed, such as replacing broken tiles or fixing leaks, these are sorted out first.
The roof has to be thoroughly clean and dry for the sealant to adhere properly. The roof is washed using various methods to remove dirt, moss, algae, and loose debris. For tougher build-ups and heavy staining, a chemical moss treatment, biocide or cleaning solution may be applied.
After cleaning, the roof is left to dry completely. Any remaining cracks, holes, or gaps are sealed with filler or roofing adhesive to create a smooth, even surface. This step ensures the coating will provide full coverage and protection.
The sealant is applied using a spray, roller, or brush, depending on the type of roof and coating. We prefer the spray method as it provides a far superior finish and speeds up the process. In most cases, two coats are applied for maximum durability and performance. The first coat acts as a primer, ensuring proper adhesion, while the second coat provides a robust protective layer.
Once applied, the roof coating needs time to dry and cure. This can take anywhere from a few hours to a couple of days, depending on the product used and weather conditions. During this period, it’s important to avoid walking on the roof (not that this will be an issue for most people!).
After the roof coating has fully cured, the contractors carry out a final inspection to ensure even coverage and address any missed spots. Your roof is now sealed and ready to withstand the elements!
You might wonder why we've made it this far only to ask this question!
However, we believe it's important to face up to the fact that some roofing contractors suggest that it's not necessary. They also claim it can actually damage the tiles and wreck your entire roof!
So, who is right? Is it a waste of money? Can it damage your tiles?
There are several factors to deal with here to get to the truth.
First, the majority of people opposed to roof coatings are those who make a living from replacing roofing materials. They don't want your existing roof to last longer; they want you to buy a new roof. If you go ahead and have it sealed, they will be out of pocket.
Also, there's a misunderstanding about the word 'sealants', which is why we often use 'coatings' instead. Sealing a roof completely wouldn't be a good idea, as it would trap moisture inside, leading to dampness and rot.
Most modern roof coatings and sealants, however, are breathable. Even though they are waterproof or water-repellent, they allow moisture to evaporate from the surface, thus avoiding the problems suggested above.
So, 'sealing' your current roof is generally a much more sensible and cost-effective option than complete tile replacement!
Check out our post “Do roof tiles need to be sealed”.
Applying a roof coating or sealer is definitely one of the smartest ways to protect and improve your home. In the UK, our roofs take a real beating from rain, wind, and ever-changing weather. Even the sunlight takes its toll, as UV rays attack the surface of the tiles, making them crumble. This allows moisture in that can result in cracks and leaks. Before long, you're looking at expensive repair costs and potentially, a new roof.
A good-quality roof coating acts as a shield, keeping water out and reducing the risk of leaks, damp patches, or even serious structural damage. It’s especially handy for flat roofs, which are prone to pooling water, helping them last longer and stay in better condition.
Roof coatings can also make your home more energy-efficient. Some coatings reflect sunlight, keeping your house cooler in summer, while others help trap heat during the colder months, which could mean lower energy bills. On top of all that, a roof coating can refresh the look of your home by reviving tired, weathered tiles and preventing moss and algae from taking over. It’s a simple, cost-effective way to keep your roof looking great and working hard for years to come.
Roofing companies usually recommend applying a coating after having your roof cleaned, as this is the best time to do the job. It's not compulsory, although the benefits are clear.
Whether you opt for a roof sealer or not, roof cleaning will go some way to protecting your tiles from wear and tear. It just makes more sense for homeowners to go the extra mile and apply a roof coating to complete the job, protecting your roof and your home for longer.
Take a look at our post "How to seal a leaking roof".
Hopefully, you now have a better understanding of what's involved in roof sealing/coating and you are able to decide for yourself whether it's the best option for you.
However, should you need further advice, the Roof Clean Spray Team is always on hand to answer your questions and put your mind at ease if you have any concerns about anything mentioned here in our blog.
Going ahead with any roofing work or renovations on your home is a big commitment, and you need to know that your investment is safe. We know there are unscrupulous 'rogue traders' out there, and we want homeowners to be spared the hassle of dealing with these cowboys.
We highly recommend researching your chosen roofing company on sites like Checkatrade and looking at reviews. Better still, see if you can find 'word-of-mouth' recommendations, as these are more likely to be real.
And if you want true professionalism, efficiency and precision, contact the Roof Clean Spray Team!
