Best roofing contractors in Edinburgh

Edinburgh roofing contractors for slate repairs, flat roofs, tenements and complete replacements

Edinburgh roofs must cope with wind-driven rain, freeze-and-thaw cycles, salt exposure in coastal districts and the maintenance demands of an ageing building stock.

The city contains traditional slated tenements, Georgian townhouses, Victorian villas, modern housing developments, commercial flat roofs and listed buildings with complex leadwork, stonework and access requirements.

A suitable roofing contractor should therefore do more than identify the visible location of a leak.

Water can enter around a chimney, skew flashing, valley, roof window or failed junction before travelling through the roof structure and appearing internally some distance away. A missing slate may be obvious, but recurring damp can also result from defective pointing, blocked outlets, damaged underlay, failed flat-roof membranes or deterioration around adjoining masonry.

The correct contractor depends on the project.

A small repair may require a roofer able to attend quickly and provide photographs of the completed work. A tenement replacement needs cooperation among several owners, a detailed common specification and a contractor capable of managing scaffolding, resident communication and staged payments. Listed buildings and traditional roofs may require natural slate, lead, zinc, stone and breathable materials selected to match the existing construction.

Before accepting a roofing quotation, property owners should establish:

• What defect has been identified
• Whether the cause has been confirmed
• Which roof areas are included
• What preparation and removal are required
• Which materials will be installed
• Whether scaffolding is included
• Whether building consent or listed-building consent may be required
• How shared owners will approve the work
• What guarantee applies
• Whether the guarantee is insurance backed
• How unforeseen timber or masonry defects will be handled
• Whether photographs will be supplied
• Who removes waste
• What insurance the contractor carries
• When payment becomes due
• How emergency temporary work differs from a permanent repair

This guide compares four established Edinburgh roofing contractors covering traditional pitched roofs, flat-roof systems, shared tenements, commercial buildings, emergency call-outs and larger refurbishment projects.

How the roofing contractors were selected

The companies were considered against factors relevant to Edinburgh property owners, landlords, factors and businesses:

• Current roofing activity: Each business must currently provide roofing services in Edinburgh.
• Service range: Slate, tile, flat roofing, leadwork, gutters, chimneys and complete replacement work are considered.
• Traditional-building experience: Edinburgh’s tenements and historic properties require knowledge of traditional materials and shared structures.
• Project capacity: The selection includes contractors for minor repairs and firms capable of managing major residential or commercial projects.
• Inspection quality: Photographs, surveys and clear explanations help owners understand the proposed work.
• Quotation detail: Strong quotations identify materials, access, preparation, exclusions and payment terms.
• Emergency support: Availability for urgent water ingress is considered separately from normal office hours.
• Guarantees: Workmanship, manufacturer and insurance-backed guarantees are included where clearly explained.
• Safety: Scaffolding, working at height, public protection and appropriate insurance are essential.
• Communication: Tenement projects and occupied commercial premises require consistent updates and a named contact.

Inclusion is editorial and does not guarantee availability, pricing or that a contractor is appropriate for a particular structure.

How much does roofing work cost in Edinburgh?

Roofing prices vary too widely for one dependable rate per square metre.

The cost depends on:

• Roof size
• Roof pitch
• Height
• Access
• Scaffolding
• Existing covering
• Slate or tile type
• Flat-roof system
• Timber condition
• Leadwork
• Chimneys
• Stone repairs
• Insulation
• Ventilation
• Waste
• Parking
• Road or pavement occupation
• Number of owners
• Building consent
• Listed-building requirements
• Weather
• Guarantee structure

Broad planning allowances may include:

These are broad budgeting figures, not quotations.

A £300 repair completed from a roof ladder is not comparable with the same visible defect where a full scaffold and pavement permit are required.

Customers should also distinguish:

• Temporary emergency work
• Localised repair
• Sectional renewal
• Complete replacement
• Preventative maintenance
• Associated stone or joinery work

A contractor should explain whether a proposed patch is expected to provide a durable repair or only reduce water entry until a larger project can be arranged.

What should a roofing quotation include?

A useful quotation should identify:

• Property address
• Roof area
• Observed defects
• Proposed work
• Materials
• Slate or tile specification
• Underlay
• Battens
• Insulation
• Ventilation
• Lead code or alternative metal
• Flat-roof membrane
• Deck replacement
• Timber allowances
• Chimney work
• Gutter work
• Scaffolding
• Access equipment
• Waste removal
• Protection
• Programme
• VAT
• Payment stages
• Guarantee
• Exclusions
• Quote validity

Descriptions such as “repair roof as required” are too vague for expensive work.

Where the contractor cannot know the condition beneath the covering, the quotation should state:

• What has been allowed
• How additional work will be approved
• Labour rates
• Material mark-ups
• Whether photographs will be provided
• Whether a spending limit applies without further permission

Edinburgh Roofing Services

Phone: 0131 667 0609

Office hours:

• Monday to Friday: 9 AM to 5 PM
• Emergency roof-repair service available separately on a 24/7 basis

Website

Edinburgh Roofing Services is a residential and commercial roofing contractor operating from Mayfield Road.

The business provides a broad mix of traditional and modern roofing services, including:

• Traditional slate and tile roofing
• Flat-roof installation and repair
• Single-ply roofing
• Leadwork
• Zinc and copper work
• Stone masonry
• Chimney work
• Gutters
• Roof restoration
• Listed-building refurbishment
• Statutory-notice work
• Emergency repairs
• Planned inspection and maintenance contracts

This range is particularly relevant in Edinburgh because roof defects often involve more than the covering itself.

A leak around a chimney may require roofing, lead and masonry work. A tenement project can combine slates, ridge details, pointing, gutter outlets and stone repairs. Using one contractor for the connected scope may reduce gaps between separate trades, provided every element is properly specified.

The company publishes experience with preserved and listed buildings and describes sympathetic restoration using traditional and modern methods.

Owners of listed properties should still confirm:

• Whether consent is required
• Which slate will be used
• Whether existing lead details will be replicated
• Whether stone will be repaired or replaced
• Whether lime-based materials are appropriate
• Who will liaise with the architect or conservation officer

A contractor’s heritage experience does not itself authorise changes to a protected building.

Insurance-backed guarantees

Edinburgh Roofing Services advertises insurance-backed guarantees through the Consumer Protection Association.

An insurance-backed guarantee is intended to provide protection if the installing contractor ceases trading during the relevant guarantee period.

Customers should not assume every project is automatically covered.

Before work begins, request:

• The workmanship guarantee
• Insurance-backed guarantee certificate
• Insurer or scheme provider
• Covered work
• Covered defects
• Duration
• Excess
• Registration requirements
• Exclusions
• Transfer terms if the property is sold

The paperwork should be issued for the specific property and contract.

Flat and single-ply roofing

The company installs and repairs flat-roof systems and advertises authorised RubberBond installation.

For qualifying RubberBond work, a 20-year guarantee may be available where stated in the project documentation.

Flat-roof quotations should identify:

• Existing covering
• Whether it will be removed
• Roof deck
• Vapour control
• Insulation
• Falls
• Outlets
• Upstands
• Edge details
• Rooflights
• Membrane
• Guarantee

A long material guarantee does not compensate for poor drainage or defective perimeter detailing.

Photographic reports and maintenance

Edinburgh Roofing Services advertises free photographic reports and annual maintenance arrangements.

Photographs can help owners understand defects that cannot be viewed safely from ground level.

A useful report should distinguish:

• Immediate defects
• Maintenance items
• Areas requiring monitoring
• Complete replacement recommendations
• Limitations of the inspection

A visual roof inspection does not always reveal concealed timber decay, wet insulation or defects beneath a membrane.

Statutory and shared work

The company undertakes tenement common repairs and statutory-notice-related projects involving:

• Slating
• Tiling
• Masonry
• Lead
• Pointing
• Ridge work
• Chimneys

Owners should obtain legal or property-management advice about the correct decision-making and cost-sharing process for a shared building.

Services include

• Traditional slating
• Roof tiling
• Flat roofing
• Single-ply systems
• Lead, zinc and copper work
• Stone masonry
• Chimney repair
• Gutters
• Listed-building restoration
• Tenement common repairs
• Statutory-notice work
• Emergency call-outs
• Photographic reports
• Maintenance contracts
• Complete roof installation

Best suited to: Traditional, listed and mixed-scope roofing projects requiring slate, flat roofing, leadwork, masonry and formal guarantee options from one contractor.

Pros

• Broad traditional and modern roofing range
• Listed-building and refurbishment experience
• Slate, flat-roof, metal and masonry capability
• Insurance-backed guarantees advertised
• RubberBond authorised contractor
• Photographic reports
• Annual maintenance contracts
• Tenement and statutory-notice work
• Residential and commercial service
• Separate 24/7 emergency response
• Mayfield Road office
• Suitable for complex multi-element projects

Customer reviews

Would very happily recommend Edinburgh Roofing Services

“Got a competitive and thorough quote quickly and easily for replacement fascia and soffit. Took a while to get the work booked in, but we got there in the end and the team who did the work were hard-working, professional and friendly - a pleasure to have around. They did a really good job, even repairing a couple of slate tiles while they were at it. Special shout out to Daisy in the office - it’s rare to get such friendly and polite customer service these days.”

• Kate Norris, Google review

Completed to the highest standards

“Excellent company! What a fantastic job. The workmen were all very pleasant and ensured the work was completed to the highest standards. I am very impressed with the level of service provided by Edinburgh Roofing Services and would highly recommend.”

• Amy Nelson, Google review

Apex Roofing Contracts

Published office location: Dundas Street, Edinburgh, EH3 6JN

Phone: 0131 316 4747

Contact availability:

• Normal office and appointment enquiries during business hours
• Emergency roofing number advertised on a 24-hour basis
• Confirm the exact office number before attending, as current pages show both 28A and 38 Dundas Street

Website

Apex Roofing Contracts is an Edinburgh contractor serving domestic, commercial and industrial clients.

The company divides its work broadly between:

• Larger refurbishment and roof-renewal contracts
• Smaller repair and maintenance packages

Its current services include:

• Traditional roofing
• Natural slate
• Roof tiles
• Built-up felt
• Flat roofs
• Sheet roofing
• Metal cladding
• Zinc and aluminium
• Leadwork
• Emergency repairs
• Planned maintenance
• Shared-tenement projects
• Commercial roofing
• Industrial roofing
• Drone surveys
• Spray-foam insulation removal
• RAAC-related remedial work

The original article described Apex primarily as a commercial flat-roof contractor. That is too narrow.

Its published project scope covers independent houses, shared residential buildings, commercial premises and substantial industrial work across Edinburgh, the Central Belt and other parts of the UK.

Tenement and shared-roof work

Apex has a dedicated service for tenements, blocks and multiple-owner properties.

Shared projects can be difficult because owners must agree:

• Scope
• Contractor
• Cost allocation
• Payment
• Access
• Programme
• Additional work
• Emergency decisions

Apex describes experience meeting owners and explaining the work before a shared project begins.

The company also discusses Edinburgh’s Missing Share arrangements, under which the council may be able to assist in defined circumstances where an owner cannot or will not pay an agreed share.

Eligibility and process should be confirmed directly with the City of Edinburgh Council rather than assumed from contractor marketing.

A shared-roof quotation should be issued in a format that can be circulated to every owner and factor.

Traditional and metal roofing

Apex works with:

• Natural slate
• Concrete tiles
• Lead
• Built-up felt
• Coated steel
• Zinc
• Aluminium
• Sheet and cladding systems

This makes it relevant to traditional residential buildings and larger commercial roofs.

Metal roofing requires careful design around:

• Thermal movement
• Fixings
• Condensation
• Ventilation
• Junctions
• Gutters
• Compatible metals
• Wind loading

Commercial clients should request technical product information and manufacturer requirements.

Spray-foam insulation removal

Apex provides removal of spray foam from roof spaces.

Spray foam can create concerns for surveyors and mortgage lenders because it may obscure roof timbers, affect ventilation or make the condition of the structure difficult to assess.

Removal should not be commissioned on the assumption that it will automatically restore mortgageability.

Before proceeding, property owners should ask:

• Which foam is present
• How it is bonded
• Whether timbers may be damaged
• How residue will be removed
• Whether the roof covering needs access
• Whether ventilation will be restored
• What inspection follows removal
• Whether a surveyor or lender has specified requirements

The owner should retain photographic evidence and completion documentation.

Deposits and payment

Apex states on some service pages that it generally does not request a deposit after a contract is agreed.

Instead, signed terms may provide for interim payments or full payment on completion.

The applicable arrangement should be confirmed in the final contract because substantial projects, specialist materials and commercial work may be structured differently.

Emergency work

Apex advertises emergency response, often aiming for same-day or 24-hour attendance.

Response time will depend on:

• Weather
• Safety
• Location
• Demand
• Access
• Availability of materials

Emergency attendance may provide temporary protection rather than a permanent repair.

Services include

• Residential roofing
• Commercial roofing
• Industrial roofing
• Traditional slate and tile
• Flat roofing
• Metal roofing
• Sheeting and cladding
• Shared-tenement repairs
• Complete roof renewal
• Emergency call-outs
• Planned maintenance
• Drone inspections
• Spray-foam removal
• RAAC remedial work
• Lead and zinc details

Best suited to: Shared-tenement, larger residential, commercial and industrial projects requiring contract management across traditional, flat and metal roofing systems.

Pros

• Domestic, commercial and industrial capability
• Dedicated large-works and repair divisions
• Shared-tenement experience
• City of Edinburgh Council-approved contractor status advertised
• Traditional slate and tile work
• Flat and metal-roof systems
• Emergency service
• Drone surveys
• Spray-foam removal
• RAAC-related service
• Planned maintenance
• Contract-management team
• Clear online enquiry process

Customer reviews

They made a stressful situation much less so

“Apex has been absolutely fantastic to work with. They were super quick in providing a quote and then set out a really helpful and clear timeline they could work to. They have been so responsive to all my questions and even took the time to come and meet with the other tenants in my block to explain parts of the work and answer everyone’s questions.”

• Roishe Milne, Google review

Efficient and as non-disruptive as possible

“We asked Apex to replace the roof on our building in the centre of Edinburgh, an old tenement-style building that needed a new flat roof. They did a great job, worked efficiently and were as non-disruptive as possible when installing a whole new roof. They were respectful of our tenants and got the job done quickly.”

• Jacob Malcolmson, Google review

Capital Roofing Services Edinburgh

Main phone: 0131 660 3836

Emergency phone: 07712 163930

Availability:

• Standard enquiries during published business hours
• 24-hour emergency roofing service advertised

Website

Capital Roofing Services Edinburgh provides residential and commercial roofing, emergency repairs and wider exterior-property work.

Its current services include:

• Roof repairs
• Emergency roofing
• New roofs
• Complete re-roofing
• Flat-roof repair
• Flat-roof replacement
• Roof maintenance
• Guttering
• Fascias
• Soffits
• Cladding
• Roof windows
• Chimney work
• Roughcasting
• Exterior painting
• Property maintenance

The original draft stated that Capital Roofing operates only on a labour-only basis and requires customers to purchase roofing materials.

That claim is not supported by the company’s current service pages and has been removed.

Capital advertises complete roofing and installation services. The quotation should state which materials are supplied, but customers should not assume they must source the roof covering themselves.

Emergency repairs

Capital advertises 24-hour emergency attendance.

An emergency call-out may involve:

• Replacing accessible missing slates
• Securing loose components
• Temporary sheeting
• Clearing an outlet
• Repairing a local flashing defect
• Making an area safe
• Photographing the damage
• Preparing a permanent-repair quotation

Unsafe roof access may prevent immediate permanent work during darkness, high wind, snow or heavy rain.

Customers should ask whether the emergency charge includes:

• Attendance
• Labour
• Materials
• Temporary protection
• Photographs
• Return visit
• Permanent repair
• VAT

New roofs and complete replacements

Capital advertises new installations and full re-roofing.

A complete pitched-roof proposal should address:

• Removal of existing covering
• Salvage of reusable slate
• Underlay
• Battens
• Replacement timber
• Ventilation
• Insulation
• Slate or tile
• Leadwork
• Ridges
• Valleys
• Gutters
• Scaffolding
• Waste
• Guarantee

The property owner should also ask whether building-warrant requirements apply to insulation or structural alterations.

Flat roofs

Capital undertakes repairs and complete flat-roof replacement.

The quotation should identify the actual system rather than use only the general term “felt” or “flat roof.”

Possible systems include:

• Built-up felt
• Single-ply membrane
• EPDM
• GRP
• Liquid-applied systems

Each has different installation, detailing and maintenance requirements.

Reports and communication

Customer reviews describe receiving progress photographs during larger projects.

Photographs are useful for documenting:

• Stripped roof condition
• Timber defects
• Membrane installation
• Flashings
• Insulation
• Completed details

They should supplement rather than replace a clear written specification and final guarantee.

Wider property services

Capital also provides guttering, fascias, cladding, roof-window and exterior-maintenance work.

This may suit homeowners who need the roof and surrounding envelope addressed together.

The scope should remain itemised so customers can identify the price and guarantee associated with each element.

Services include

• Emergency roof repairs
• Slate and tile work
• New roofs
• Complete re-roofing
• Flat roofing
• Guttering
• Fascias and soffits
• Cladding
• Roof windows
• Chimneys
• Roughcasting
• Exterior painting
• Property maintenance
• Residential and commercial work

Best suited to: Homeowners seeking responsive repairs, emergency assistance and a contractor able to combine roof work with gutters, cladding and exterior maintenance.

Pros

• 24-hour emergency service advertised
• Separate emergency number
• Repairs and complete replacements
• Flat-roof services
• Guttering, fascias and cladding
• Roof-window work
• Wider exterior maintenance
• Residential and commercial service
• Progress photographs reported by clients
• Free-estimate enquiries
• Edinburgh base
• Suitable for mixed roof and exterior projects

Customer reviews

They sent pictures of the progress every day

“Capital Roofing Services recently replaced my whole roof. Excellent work from Josh and his team. Pricing was competitive and Josh kept me informed throughout the job, sending pictures of the progress every day. The whole job was completed in less than two weeks despite the weather. Josh was easy to contact, always helpful and responded to queries quickly.”

• Susan B., Google review

Fixed within 12 hours of calling

“We recently had an emergency with our roof, and Josh from Capital Roofing came to the rescue. He was incredibly courteous and professional from the first contact. He communicated clearly throughout the process and was able to fit us in quickly, getting our roof fixed within just 12 hours of calling.”

• Thomas Turrell-Croft, Google review

Morningside Roofing

Phone: 0131 445 2487

Mobile: 07523 861759

Office hours:

• Monday to Friday: 9 AM to 5:30 PM
• Saturday: 9:30 AM to 5:30 PM
• Emergency assistance is advertised separately outside standard hours

Website

Morningside Roofing is an Edinburgh roofing and building contractor with more than 15 years of experience advertised.

The company’s main roofing services include:

• Traditional slating
• Roof tiling
• Flat-roof repairs
• Flat-roof replacement
• Chimney repair
• Stone restoration
• Guttering
• Fascias and soffits
• Skylights
• Dormers
• Cupolas
• Roughcasting and harling
• Complete roof replacement
• Roof inspection
• Maintenance
• Emergency repair

The business is particularly focused on traditional slate and tile roofing.

This is relevant across south Edinburgh, where many properties have:

• Natural slate
• Rosemary tiles
• Pitched extensions
• Dormers
• Chimneys
• Traditional stone elevations
• Older gutters and roofline details

Morningside also undertakes building and exterior work connected to the roof, including stone and harling projects.

Roof inspections and drone surveys

Customer feedback describes pre-winter drone inspection followed by a physical roof check.

A drone can help identify:

• Missing or slipped coverings
• Ridge defects
• Chimney damage
• Blocked gutters
• Cracked flashings
• Inaccessible elevations

It cannot always establish:

• Underlay condition
• Timber decay
• Moisture beneath a flat roof
• Hidden fixing failure
• Internal condensation
• Defects obscured by coverings

A physical inspection may still be required where safe and proportionate.

Traditional roofing

For natural-slate work, customers should ask:

• Is the existing slate being reused?
• What replacement slate will be supplied?
• Will colour and thickness match?
• How will slates be fixed?
• Are battens and underlay included?
• What lead details are being renewed?
• Is ventilation changing?
• Are ridge and skew details included?

Imported and reclaimed slate can vary significantly in quality and appearance.

Flat roofing

Morningside advertises flat-roof repairs and complete felt replacement.

The specification should state:

• Membrane system
• Manufacturer
• Layer build-up
• Deck
• Insulation
• Falls
• Outlets
• Edge details
• Guarantee

A repair can be reasonable where the surrounding roof remains sound. Repeated patches may offer poor value where the membrane has reached the end of its service life.

Chimneys and stonework

Chimney defects can involve:

• Pots
• Flaunching
• Mortar joints
• Stone
• Render
• Lead flashing
• Water penetration
• Structural movement

The quotation should distinguish roofing work from specialist masonry.

Hard cement mortar can be unsuitable for some traditional stone structures, so the proposed material should be confirmed.

Transparent adjustment of scope

One customer review describes Morningside reducing the final price after an inspection found less work than originally anticipated.

A roofing quotation should explain how reductions and increases are handled when the actual condition differs from the initial assumption.

Services include

• Traditional slate roofing
• Tile roofing
• Flat-roof repair
• Complete re-roofing
• Chimney repair
• Stone restoration
• Dormers
• Skylights
• Cupolas
• Gutters
• Fascias and soffits
• Harling and roughcasting
• Drone inspection
• Preventative maintenance
• Emergency work

Best suited to: Homeowners in south Edinburgh seeking traditional slate, tile, chimney and exterior-building work from one locally based contractor.

Pros

• More than 15 years of experience advertised
• Traditional slating and tiling focus
• Flat-roof services
• Chimney and stone capability
• Dormers and skylights
• Roughcasting and harling
• Roof surveys
• Emergency availability
• Published weekday and Saturday hours
• Buckstone base
• Residential and commercial work
• Complete roof replacements
• Wider building services

Customer reviews

Went over and above

“After being turned down by another five roofing companies to tackle a tricky issue, Morningside came to my rescue. Kris and Liam were brilliant - can-do, professional and efficient in getting the job done. They went over and above to make sure everything was completed to a high standard and even tidied up my garden.”

• Juliet Simpson, Google review

Revised down the quote

“Morningside Roofing video surveyed our roof by drone ahead of winter. A quote was made for a physical tile check, gutter inspection and some pointing. After a physical walk-over check, luckily only a couple of rosemary tiles needed replaced and a ridge tile was repointed. As it was a more simple job than expected, Morningside Roofing were happy to revisit the original scope and revise down the quote to reflect the actual work completed.”

• J K., Google review

Which Edinburgh roofing contractor may suit different projects?

The four companies have different strengths.

For listed buildings and mixed slate, metal and masonry work

Edinburgh Roofing Services publishes the broadest dedicated restoration range.

Its services cover traditional roofing, lead, zinc, copper, stone masonry and insurance-backed guarantees.

For a shared tenement or major commercial contract

Apex provides the clearest dedicated shared-repair and contract-management service.

It also operates separate divisions for larger projects and smaller repair work.

For urgent domestic repairs

Capital Roofing and Edinburgh Roofing Services both publish 24-hour emergency support.

Apex also advertises emergency response.

Actual attendance will depend on weather, demand and safe access.

For traditional roofs in south Edinburgh

Morningside Roofing is strongly positioned around slate, tile, chimneys and related building work.

For spray-foam removal

Apex publishes a dedicated spray-foam insulation-removal service.

A surveyor or lender should confirm what evidence is required after removal.

For planned maintenance

Edinburgh Roofing Services publishes annual maintenance contracts.

Apex also offers long-term service and maintenance arrangements.

Emergency roof leaks

During active water ingress:

1. Move people away from unsafe ceilings.
2. Protect electrical equipment.
3. Place containers beneath drips where safe.
4. Do not enter a loft with unsafe electrics.
5. Do not climb onto the roof.
6. Photograph internal damage.
7. Contact a roofer.
8. Notify the insurer where appropriate.
9. Retain emergency invoices.
10. Arrange a permanent inspection after temporary protection.

A bulging ceiling can hold substantial water and may collapse.

Do not stand beneath it or puncture it without appropriate professional advice.

Temporary versus permanent repairs

An emergency roofer may install:

• Tarpaulin
• Temporary membrane
• Sealant
• Replacement slate
• Local patch
• Secured flashing
• Cleared outlet

The invoice should state whether the work is:

• Temporary
• Permanent
• Subject to further inspection
• Excluded from guarantee

Temporary sealant may be appropriate during severe weather but should not be represented as a complete long-term solution where the underlying detail has failed.

Tenement roof repairs

Tenement roofs are usually common property, with costs shared according to title deeds and applicable legal arrangements.

A project may require:

• Condition report
• Several quotations
• Owner approval
• Factor involvement
• Formal notices
• Cost allocation
• Payment collection
• Scaffold licence
• Resident updates
• Access through flats or communal areas
• Contingency for concealed defects

Owners should avoid commissioning substantial shared work informally without confirming authority and cost recovery.

The contractor should nominate one project contact and provide information suitable for circulation to all owners.

Missing Share assistance

The City of Edinburgh Council may provide Missing Share support in qualifying common-repair situations where the required process has been followed and an owner cannot or will not pay.

Property owners should confirm current eligibility directly with the council.

A contractor cannot guarantee council funding.

Listed buildings and conservation areas

Roof work on a listed building may require consent where it changes:

• Material
• Colour
• Profile
• Detail
• Rooflight
• Chimney
• Leadwork
• Visible appearance

Even like-for-like repair can require careful specification.

Owners should retain:

• Photographs
• Slate samples
• Product details
• Consent
• Architect instructions
• Contractor quotation
• Completion documents

Using a modern material because it is cheaper may be unsuitable where the roof’s character or breathability must be preserved.

Natural slate

Natural slate varies by:

• Source
• Colour
• Thickness
• Texture
• Water absorption
• Durability
• Size
• Fixing method

Questions should include:

• Is the slate new or reclaimed?
• What quarry or source is proposed?
• Does it match the existing roof?
• What guarantee applies?
• Are existing slates being salvaged?
• How are damaged slates replaced?
• Are copper or stainless fixings used?
• Is sorting included?

A roof may contain a mixture of original, reclaimed and newer slate.

Flat-roof systems

Common systems include:

Built-up felt

Several layers are bonded to create a waterproof covering.

Single-ply membrane

A flexible sheet membrane is mechanically fixed, adhered or ballasted.

EPDM

A synthetic-rubber membrane commonly used on domestic flat roofs.

GRP

A glass-reinforced plastic system formed on site.

Liquid-applied roofing

A coating or reinforced liquid system applied over a prepared substrate.

The best option depends on:

• Roof shape
• Substrate
• Foot traffic
• Outlets
• Upstands
• Detailing
• Insulation
• Budget
• Installer competence
• Manufacturer requirements

The installer’s experience with the chosen system is often more important than generic claims that one material is universally superior.

Lead, zinc and metal roofing

Metal roofing requires specialist detailing.

Leadwork may be used for:

• Valleys
• Flashings
• Chimneys
• Dormers
• Gutters
• Flat areas
• Junctions

Zinc, copper and aluminium may be used for larger roof areas or architectural details.

The specification should address:

• Metal type
• Thickness
• Bay size
• Expansion
• Fixings
• Substrate
• Ventilation
• Separation from incompatible materials
• Workmanship standard

Poorly detailed metalwork can fail through cracking, corrosion or restricted movement.

Chimney repairs

A chimney repair may involve:

• Repointing
• Stone replacement
• Render
• Lead flashing
• Flaunching
• Pots
• Cowls
• Capping
• Structural rebuilding
• Removal

Ask whether the quotation includes:

• Scaffold
• Masonry
• Leadwork
• Pot replacement
• Waste
• Internal flue considerations
• Neighbouring ownership
• Consent

Removing or capping a chimney can affect ventilation and should be assessed carefully.

Gutters and roof drainage

Blocked or damaged drainage can cause:

• Overflow
• Damp walls
• Rot
• Ice formation
• Foundation saturation
• Stone staining
• Internal leaks

A maintenance visit should check:

• Gutters
• Downpipes
• Hoppers
• Outlets
• Flat-roof drains
• Gratings
• Joints
• Falls
• Fixings
• Discharge points

Cleaning a gutter will not correct a poor fall, undersized outlet or cracked pipe.

Roof inspections

Inspection methods include:

• Ground observation
• Loft inspection
• Ladder access
• Roof walk-over
• Scaffold inspection
• Drone survey
• Pole camera
• Thermal imaging
• Moisture measurement

Each has limitations.

A drone is helpful for visual coverage but cannot lift slates, test timber or examine every concealed junction.

A written report should state how the roof was inspected.

Scaffolding and access

Scaffolding can form a large part of the cost.

Confirm:

• Scaffold design
• Duration
• Pavement licence
• Protection fan
• Debris netting
• Alarm
• Ladder security
• Neighbour access
• Extensions
• Additional weekly hire
• Removal timing

A roof quotation excluding scaffold may look cheaper but be impossible to compare with a complete price.

Roof ladders or mobile platforms should be used only where suitable for the task and risk assessment.

Insurance

Request current evidence of:

• Public-liability insurance
• Employers’ liability insurance
• Contract works cover where relevant
• Professional cover for design work where applicable

The policy limit should reflect the project.

Insurance does not establish workmanship quality, but inadequate cover can leave substantial risk.

Guarantees

A roofing project may include:

• Contractor workmanship guarantee
• Manufacturer material warranty
• Manufacturer system guarantee
• Insurance-backed guarantee

These are different.

Check:

• Named beneficiary
• Property address
• Start date
• Duration
• Transferability
• Maintenance conditions
• Notification process
• Exclusions
• Insolvency protection
• Whether the installer must remain approved

A verbal promise is less useful than a property-specific certificate.

Deposits and staged payments

Payment structures may include:

• No deposit
• Material deposit
• Scaffold payment
• Staged payments
• Interim valuations
• Final balance
• Retention

For a large project, payments should correspond to clear milestones.

The contract should explain:

• Amount
• Due date
• Evidence of progress
• Variation approval
• Disputed work
• Final inspection
• Guarantee release

Avoid paying the entire contract value before completion.

Warning signs

Exercise caution where a roofer:

• Arrives unsolicited after a storm
• Demands immediate cash
• Claims the roof is dangerous without evidence
• Refuses a written quotation
• Has no traceable business details
• Requests full payment upfront
• Cannot explain materials
• Discourages comparison
• Offers an unusually long guarantee without documents
• Pressures an elderly owner
• Claims planning approval is unnecessary without checking
• Creates additional defects during inspection
• Refuses photographs
• Will not provide insurance evidence

Urgency can be genuine, but it should not prevent basic due diligence.

Questions to ask a roofing contractor

1. What defect have you identified?
2. What evidence supports that diagnosis?
3. Is the work temporary or permanent?
4. What preparation is included?
5. Which materials will be used?
6. Is scaffolding included?
7. Is VAT included?
8. Are permits included?
9. How will hidden defects be priced?
10. Who will supervise the project?
11. Are workers employed or subcontracted?
12. What insurance do you hold?
13. What guarantee applies?
14. Is it insurance backed?
15. What maintenance is required?
16. Will photographs be supplied?
17. How will waste be removed?
18. What is the programme?
19. How are weather delays handled?
20. What payment stages apply?
21. Who manages resident communication?
22. Have you completed similar roofs?
23. Can references be provided?
24. Does consent need to be checked?
25. What is excluded?

Frequently asked questions

Final checklist before appointing a roofer

Before approving roofing work:

• Confirm the contractor’s legal identity.
• Check the registered address.
• Request insurance certificates.
• Obtain a written condition explanation.
• Request photographs.
• Compare equivalent quotations.
• Confirm materials.
• Confirm scaffolding.
• Check VAT.
• Review hidden-defect allowances.
• Check planning or listed-building requirements.
• Check whether a building warrant may apply.
• Confirm the start date.
• Review weather contingencies.
• Agree payment stages.
• Establish variation approval.
• Review guarantee documents.
• Confirm insurance-backed registration where promised.
• Plan resident or tenant communication.
• Retain photographs, invoices and certificates.

Edinburgh Roofing Services provides the broadest traditional, metal, masonry and listed-building service with insurance-backed guarantee options. Apex is particularly well positioned for shared tenements, larger contracts and mixed commercial or industrial systems. Capital Roofing Services offers a broad domestic repair and exterior-maintenance service with 24-hour emergency availability, while Morningside Roofing provides a strong south-Edinburgh option for traditional slate, tile, chimney and connected building work.

The best contractor is the company whose inspection, specification and project capacity match the actual roof - not simply the first business available after water appears indoors.

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