Overlays &
Repairs

If your flat roof is starting to show signs of wear, you might be wondering — do I need a full replacement, or will a repair or overlay do the job?

It’s one of the most common questions we hear at Flat Roofs Lanark, and the good news is that in many cases, you don’t always need a brand-new roof.

Here’s some practical advice on how to make the right choice for your property.

 

 

 

 

1. Understanding the Difference Between Repairs and Overlays

 

 

A roof repair focuses on fixing small issues — such as cracks, splits, or minor leaks — without replacing the entire surface.

A roof overlay, on the other hand, adds a new layer of felt over your existing roof, creating a refreshed, waterproof surface.

 

💡 Tip: Repairs are great for small, isolated problems. Overlays are best when your roof is worn but still solid underneath.

 

 

 

 

2. Signs You May Only Need a Repair

 

 

Not every problem means your roof is finished. You might only need a repair if:

 

• Leaks are in one small area

• The felt has lifted slightly around edges or flashing

• There are minor cracks or blisters that haven’t spread

• The roof is still firm underfoot with no sagging

 

 

A quick, professional repair can seal leaks, stop moisture getting in, and extend your roof’s life by years.

 

💡 Tip: After any heavy rain or storm, check for signs of damp or soft patches — catching small problems early saves money.

 

 

 

 

3. When a Roof Overlay Makes Sense

 

 

If your roof surface looks worn but the base decking is still in good condition, an overlay can be a smart and affordable option.

An overlay involves cleaning and preparing your existing roof, then applying new layers of high-quality felt and a mineral finish.

 

Advantages of a roof overlay:

 

• More affordable and faster than full replacement

• Less waste and disruption

• Added protection and improved insulation

• Extends roof lifespan by 10–15 years

 

 

💡 Tip: Always have a roofer check for trapped moisture before overlaying — if water is sealed inside, it can cause problems later.

 

 

 

 

4. When It’s Time for a Full Replacement

 

 

Sometimes, an overlay or repair just isn’t enough. You may need a full replacement if:

 

• There’s widespread damage or rot in the decking

• Multiple leaks keep appearing

• The felt is brittle, lifting, or breaking away

• The roof has already been overlaid once before

 

 

💡 Tip: As a rule, roofs that are over 20 years old often benefit more from replacement — it’s a long-term fix that prevents future issues.

 

 

 

 

5. Professional Advice Matters

 

 

Every roof is different, and what works for one property might not suit another.

At Flat Roofs Lanark, we always inspect the condition of your existing roof before recommending any work.

That way, you get the right solution — not just the most expensive one.

 

💡 Tip: A quick inspection can save you thousands by identifying whether a repair or overlay will do the job safely.

 

 

 

 

Final Advice

 

 

A damaged roof doesn’t always mean starting from scratch.

With the right assessment, you can often extend your roof’s life through smart repairs or an overlay — keeping your property dry and protected for years to come.

 

If you’re unsure what option suits your roof best, contact Flat Roofs Lanark today for free, no-obligation advice and a quote.