Why does access matter so much on a small roof repair?
On a small slate repair, the work on the roof itself may take a short time, but getting there safely can take far longer and cost more. The Work at Height Regulations 2005 require work at height to be planned so that falls are prevented, with collective protection such as scaffolding and guardrails given priority over personal protection such as harnesses.1 The Health and Safety Executive notes that almost one in five deaths in construction involve roof work.2 On a three or four storey Edinburgh tenement, the right access method is usually the single biggest factor in the price.
We do not publish prices, because every roof is different. Instead, this guide ranks the methods from usually cheapest to usually dearest, and explains what drives the cost of each.
At a glance
| Method | Best for | Main limits | Relative cost |
|---|---|---|---|
| Ladder (with roof ladder) | Low, short, low risk jobs such as a single storey extension or a low back roof | Only allowed where the risk is low and the job is short; not suitable for most tenement roofs | Lowest |
| Rope access | Inspections and small repairs on high or awkward roofs where scaffolding is impractical | Needs secure anchor points and specially trained operatives; not suited to heavy materials or long jobs | Low to medium |
| Cherry picker (MEWP) | Short repairs on the street side of a building, such as a few slates or a chimney pot | Needs firm, level ground and space to set up; a road permit if on the street; limited reach into back greens | Medium, usually hired by the day |
| Scaffolding | Larger or longer jobs: chimney rebuilds, re-leading, re-slating | Erection and removal time; council permit over a pavement; hire period | Highest |
Ladders and roof ladders
A ladder may only be used for work at height where a risk assessment shows that more suitable equipment is not justified because the risk is low and the job is short, or because features of the site cannot be changed.3 The Health and Safety Executive says ladders can be sensible for low risk, short duration tasks, but should not be the automatic first choice.4
Best for: low roofs, such as a single storey extension or outbuilding, where a quick repair can be done safely. Cost: the cheapest option, because there is little set up. On most Edinburgh tenements, the height rules a ladder out for anything but the lowest roofs.
Scaffolding
Scaffolding gives a stable working platform with edge protection, which is why it is the standard answer for bigger jobs. The Health and Safety Executive says scaffolds must be designed, put up, altered and taken down only by competent people, and inspected before first use, at least every seven days, and after anything that could affect their safety, such as high winds.5 For work on a sloping roof, it says edge protection should be fitted at the eaves.2
In Edinburgh, putting scaffolding on a road or pavement needs a road occupation permit from the council, and a fee applies.6
Best for: chimney rebuilds, re-leading, larger areas of re-slating, and any job lasting more than a day or two. Cost: usually the highest, because of the time to erect and dismantle it, the hire period, and the permit.
Cherry pickers (MEWPs)
A cherry picker is a type of mobile elevating work platform (MEWP). The Health and Safety Executive identifies the main risks as operators being trapped against structures, the machine overturning, falls from the basket and collisions. It says the machine needs firm, level ground with outriggers extended, that operators should have attended a recognised training course, and that a rescue plan should be in place.7
In Edinburgh, operating a cherry picker on a road or pavement needs a road occupation permit.6
Best for: quick repairs on the street side of a building where there is room to set up, such as replacing a few slates or checking a chimney pot. Cost: usually in the middle. Machines are normally hired by the day, so a job that can be finished in one visit keeps the cost down. Back greens that can only be reached through a close are often out of reach.
Rope access
Rope access uses two separately anchored ropes: a working line and a safety line, with the operative wearing a harness connected to both. The Work at Height Regulations 2005 set out these requirements.8 The Health and Safety Executive lists rope access among the options for work on hard to reach places.9
Best for: inspections and small repairs on high or awkward roofs, such as the back of a tall tenement over a back green, where scaffolding would be slow and costly. Cost: often lower than scaffolding for a short job, because there is little equipment to set up. It relies on secure anchor points and specially trained operatives, and it does not suit heavy materials or long jobs.
Which is best for my roof?
- A few slipped slates on a low roof: a ladder and roof ladder, if the risk assessment allows it.
- A few slates on the street side of a tenement: often a cherry picker, subject to space and a permit.
- A small repair at the back of a tall tenement: rope access is often worth considering.
- A chimney rebuild, re-leading or a larger area of slating: scaffolding.
The final choice depends on a risk assessment for the particular roof, which is why we ask for photos and what floor the roof is on before giving a price. For more on what affects cost, see our cost guide and why small jobs get turned down.
Not sure what access your roof needs?
Email us photos of the roof and what floor it’s on, or how many levels up it is, and we’ll tell you what we need to give you a price.
How to contact usSources
- Work at Height Regulations 2005, SI 2005/735, regs 6 and 7. legislation.gov.uk
- Health and Safety Executive, ‘Roof work’, and Health and Safety in Roof Work (HSG33). hse.gov.uk
- Work at Height Regulations 2005, SI 2005/735, sch 6, para 1. legislation.gov.uk
- Health and Safety Executive, ‘Safe use of ladders and stepladders’. hse.gov.uk
- Health and Safety Executive, ‘Scaffolding’. hse.gov.uk
- City of Edinburgh Council, ‘Apply for a road occupation permit’. edinburgh.gov.uk
- Health and Safety Executive, ‘Mobile elevating work platforms (MEWPs)’. hse.gov.uk
- Work at Height Regulations 2005, SI 2005/735, sch 5, pt 3. legislation.gov.uk
- Health and Safety Executive, ‘Working at height’ (construction). hse.gov.uk