Landlord roof repairs in Swindon.
As a landlord in Swindon, you have three overlapping legal obligations regarding roof condition. Understanding them protects you from liability and ensures your tenants live in a safe, dry property.
The Landlord and Tenant Act 1985 (Section 11) requires you to keep the structure and exterior in repair — this includes the roof, guttering, chimneys and external drainage. The Homes (Fitness for Human Habitation) Act 2018 goes further: the property must be fit for habitation throughout the tenancy, and a leaking roof that causes damp makes it unfit. Awaab's Law (enacted 2024, applies to social housing with private sector extension expected) sets maximum response times for damp and mould hazards — critically, damp from a roof leak is a reportable hazard requiring action within prescribed timescales.
If a tenant reports a roof leak, you must respond. Ignoring it creates liability under all three Acts. A professional inspection and repair with written documentation demonstrates compliance. We provide: rapid-response repair service, written survey reports suitable for compliance files, itemised invoices with job descriptions, and photographs of completed work. This documentation protects you if a dispute arises.
Buy-to-let properties across Swindon's post-war estates are predominantly 1960s–80s semis and terraces — the same housing stock suffering from nail sickness, aged flat roofs on extensions, deteriorating guttering and fascia rot. Many landlords inherited these properties with roofs already past their optimal lifespan. The cost of a planned re-roof (£4,500–£7,000) is significantly less than the cost of repeated emergency repairs plus the legal risk of a tenant claim for damp-related health issues.
We offer annual roof inspection packages for landlords with multiple Swindon properties. A yearly survey catches developing problems before they generate tenant complaints. The inspection fee is credited against any repair work — making proactive maintenance effectively free. We can coordinate access with tenants, provide reports to letting agents, and schedule work to minimise tenant disruption.
The Landlord and Tenant Act 1985, Section 11 requires landlords to keep the structure and exterior of the dwelling in repair, including the roof, guttering and external drainage. The Homes (Fitness for Human Habitation) Act 2018 further requires that the dwelling is fit for habitation throughout the tenancy. Awaab's Law (Social Housing, enacted 2024) sets maximum response times for damp and mould hazards — failure to act within prescribed timescales creates legal liability.
| Roof repair (tenant-reported leak) | £150–£900 |
| Landlord inspection + report | £120–£250 |
| Emergency tenant leak response | £150–£300 make-safe |
| Annual inspection plan | From £100/property/year |
| Full re-roof (planned) | £4,500–£15,000 |
| Documentation pack | Included with all work |
Call 0179 329 7084
0179 329 7084"They inspect all four of my rental properties annually. Reports go straight to my letting agent. Any issues are fixed immediately with the inspection fee credited. Professional, reliable, keeps me compliant."
"Tenant reported a leak on Friday afternoon. They attended Saturday morning, fixed the flashing, photographed everything and sent me a compliance report. Exactly what a landlord needs."
"They advised me to re-roof rather than keep repairing a 60-year-old nail-sick roof. £5,400 for the re-roof versus probably £2,000+ in repairs over the next three years plus the legal risk. Right call."
Three laws apply: Landlord and Tenant Act 1985 s.11 (structure/exterior repair), Homes (Fitness for Human Habitation) Act 2018 (fitness throughout tenancy), and Awaab's Law (damp/mould response timescales). All require you to maintain the roof in good repair.
As soon as reasonably practicable. Under Awaab's Law, damp hazards must be investigated within 14 days and repairs started within a further 7 days. Emergency leaks require same-day or next-day response. Swindon's exposed plateau at 120m means storm damage is more frequent than in sheltered valley towns. Our crews carry the 12 most common tile profiles for same-visit repairs.
Roof repairs are generally allowable deductions against rental income. Roof replacement may be treated as capital expenditure. Consult your accountant for specific advice. Prices reflect the southern England labour band. Conservation area properties in Old Town may cost 20-40% more due to like-for-like material requirements.
Scaffold is included in every quote that requires it — never charged as a surprise extra. Many repairs can be completed safely from a ladder. For roofline, chimney and re-roof work, full scaffold is erected to HSE work-at-height regulations.
10-year written workmanship guarantee on every job covering labour, fixings and installation. Materials carry separate manufacturer warranties. GRP/EPDM: 25-30 years. Concrete tiles: 40-60 years. Natural slate: lifetime. We are NFRC registered with £5m public liability.
Three laws apply: Landlord and Tenant Act 1985 s.11, Homes (Fitness for Human Habitation) Act 2018, and Awaab's Law. All require landlords to maintain the roof. We provide compliance documentation with every job. See our landlord service.
Scaffold is included in every quote that requires it — never charged as a surprise extra. Many repairs can be completed safely from a ladder. For roofline, chimney and re-roof work, full scaffold is erected to HSE work-at-height regulations.
Last reviewed: 2026-08-08
Awaab's Law was introduced following the death of two-year-old Awaab Ishak from exposure to mould in a social housing property. The law sets maximum timescales for landlords to investigate and remediate damp and mould hazards. Investigation must begin within 14 days of a report. Repair work must begin within a further 7 days for significant hazards. Emergency hazards must be addressed within 24 hours. While currently applying to social housing, the private rented sector is expected to follow. A roof leak that causes damp and mould on a ceiling or wall is exactly the type of hazard this law targets. For Swindon landlords with pre-1985 rental properties, the risk is clear: nail-sick roofs are a ticking clock for tenant damp reports. A planned re-roof at £4,500–£7,000 is cheaper than emergency repairs plus potential legal liability under three overlapping Acts. We provide the documentation that demonstrates compliance at every stage.
Roof repairs are generally allowable deductions against rental income — you can offset the cost against your rental receipts in the tax year the work is completed. This applies to like-for-like repairs: replacing tiles with the same tiles, re-pointing a chimney, fixing a leak. Roof replacement may be treated differently — HMRC may classify it as capital expenditure rather than repair, especially if the new roof is a material improvement over the old one (for example, upgrading from felt to GRP on a flat roof). We provide itemised invoices with clear descriptions of the work — essential for HMRC enquiries. We recommend consulting your accountant for specific tax advice on larger roof projects.
For landlords with three or more Swindon properties, we offer a portfolio management service. Annual inspections on all properties scheduled in a single visit block — reducing our travel time and your cost per property. A single point of contact for all properties. Priority scheduling for tenant-reported issues. Consolidated reporting to your letting agent or management company. Monthly invoicing rather than per-job billing. This service is designed for portfolio landlords who need reliable, documented roof maintenance across multiple properties without managing multiple contractor relationships.
Twenty years of continuous service to Swindon homeowners means we have fixed roofs on every type of property in every neighbourhood. We have seen every roofing problem this town produces — from the nail sickness crisis on the post-war estates to the listed building conservation work in Old Town and the Railway Village. We know which materials last in Swindon's exposed conditions and which fail prematurely. We have a reputation built entirely on doing good work at fair prices — no advertising, no cold calling, just honest workmanship that speaks for itself. We are NFRC registered, carry five million pounds of public liability insurance, and provide a written 10-year workmanship guarantee on every job. We do not subcontract and we do not employ commission-based salespeople. Our own experienced team handles every project from the initial survey through to completion and sign-off. Call 0179 329 7084 for a free, no-obligation survey and quote.
From £150, no call-out fee.
More →Full re-roofs, 10yr guarantee.
More →GRP/EPDM, 25yr guarantees.
More →Same-day 24/7 response.
Call Now →Cleaning, repairs, replacement.
More →Repointing, flashings, stacks.
More →Biocide, 3-5yr protection.
More →uPVC roofline, ventilation.
More →Fitted to your roof.
More →Code 4 flashings, valleys.
More →Repair, matching, re-roofing.
More →Surveys from £120, fee credited.
More →Here is how to tell if you need this service — and when you might not.
When it is not the answer: If the problem is minor and localised, a targeted repair may be more cost-effective. We assess honestly during the free survey.
We inspect the relevant roof area, photograph everything, and explain what needs doing.
Itemised specification with materials, labour and access costs clearly separated.
Our own team carries out the work to specification. Daily cleanup, weathertight each night.
Walk-through, 10-year guarantee issued, site cleared.
| Job | Typical duration |
|---|---|
| Minor work | Half day - 1 day |
| Standard job | 1-3 days |
| Complex / large scope | 3-5 days |
Weather dependent — we never compromise quality for speed.
Access method depends on the specific job — ladder, tower scaffold or full scaffold. Always itemised in your quote. Scaffold is specified for: work above single-storey height, multi-day jobs, chimney and ridge access — always itemised in your written quote, never a hidden extra.
Pavement scaffold and skip permits go through Swindon Borough Council. On restricted streets in Old Town, the Railway Village and parts of Rodbourne, we coordinate access to minimise disruption. Allow a few working days for permit processing.
All work carries our written 10-year workmanship guarantee. Materials carry separate manufacturer warranties on top.
If a fault appears in covered work, we come back and put it right. No quibbling, no re-charge.
External work during standard hours. We sheet below and clean up each day. You do not need to be home. You do not need to stay home for external work — we just need access agreed in advance.
Work runs year-round where conditions allow. We build weather margin into every schedule and never leave a roof exposed. Swindon's exposed plateau at 120m produces more frost days and stronger gusts than sheltered valley towns — we factor this into every schedule.
Trusted Swindon roofers. Call 0179 329 7084.
0179 329 7084