Roof Guarantee When Selling Your Property

If you have had roof work carried out at your property — whether a full replacement, a flat roof overlay, or significant repairs — there is a good chance a guarantee was issued. When you come to sell, the buyer's solicitor will want to know whether that guarantee exists, whether it is still valid, and whether it can be transferred to the new owner.

This guide explains how roof guarantees work, what happens to them when a property changes hands, and how to handle common problems such as a missing guarantee or one that is only backed by the original contractor. It also covers how roof guarantees differ from building regulations sign-off, which is a separate requirement that can arise alongside guarantee questions.

What is a roof guarantee?

A roof guarantee (sometimes called a roof warranty) is a contractual promise that the materials, workmanship, or both will perform satisfactorily for a stated period. If a defect covered by the guarantee arises within that period, the guarantor agrees to remedy it, usually at no cost to you.

Roof guarantees typically come in two forms:

• Contractor or workmanship guarantees — issued directly by the roofing company. These cover defects in how the work was carried out. They are only as durable as the contractor: if the company goes out of business, the guarantee becomes worthless.
• Insurance-backed guarantees (IBGs) — these involve a third-party insurer or guarantee scheme standing behind the contractor's promise. If the contractor ceases trading, the scheme administrator or insurer steps in. IBGs are issued through bodies such as the National Federation of Roofing Contractors (NFRC), Guarantee Protection Insurance (GPI), or similar providers.

In addition to workmanship guarantees, some roofing products come with a separate manufacturer's material guarantee covering the roofing materials themselves — for example, flat roof membranes, EPDM systems, or profiled metal sheeting. These are issued by the product manufacturer independently of the installer.

How long do roof guarantees last?

The duration varies considerably depending on the type of work and the scheme through which the guarantee was issued:

These are indicative ranges. The specific terms of your guarantee will be set out in the certificate or policy document issued at the time of the work. If you cannot find the original document, the contractor or scheme administrator may hold a copy.

Does a roof guarantee transfer to a new owner?

This is the question buyers and their solicitors care most about. The answer depends on the type of guarantee.

Insurance-backed guarantees

Guarantees issued through third-party schemes such as NFRC, GPI, or similar providers are generally transferable. The scheme holds the underlying insurance independently of the contractor, so when the property is sold, the new owner can benefit from the remaining guarantee period. Transfer usually requires:

• Written notification to the scheme administrator before or shortly after completion
• A nominal transfer fee (commonly £25 to £75)
• Details of the new owner and the completion date

Your solicitor will typically handle the transfer notification as part of the conveyancing process. Check the guarantee document for the specific transfer procedure, as requirements vary between schemes.

Contractor-only guarantees

Guarantees issued solely by the roofing contractor are less straightforward. Some contractors explicitly state that their guarantee is personal to the original client and does not transfer on sale. Others allow transfer but only with the contractor's written consent. If the contractor has ceased trading, the guarantee has no practical value regardless of whether it was nominally transferable.

When a contractor guarantee cannot be transferred, the buyer's solicitor will usually recommend indemnity insurance to cover the gap — particularly if the roof was replaced within the past 10 to 15 years and the guarantee period has not yet expired.

Manufacturer guarantees

Guarantees issued by the roofing material manufacturer run with the product rather than the person. They typically transfer automatically with the property, though some manufacturers require registration of the new owner. Check the original documentation and the manufacturer's current terms.

How roof guarantees come up during conveyancing

Roof guarantees become a conveyancing matter in two main ways.

The TA6 Property Information Form

The TA6 Property Information Form asks sellers to disclose building work and any associated guarantees, warranties, or insurance policies. If the roof has been replaced or significantly repaired, you will need to disclose this and provide details of any guarantee. The buyer's solicitor will then raise enquiries about whether the guarantee is transferable and whether the original documentation is available.

The surveyor's report

The buyer's surveyor will inspect the roof and comment on its condition and apparent age. If the surveyor notes that the roof appears to have been replaced or overlaid in the past two decades, they may recommend that the buyer obtains confirmation of the guarantee status. This recommendation feeds back to the buyer's solicitor, who will then raise it as a pre-contract enquiry.

For buyers purchasing with a mortgage, the surveyor's concerns about the roof can also affect the lender's valuation or trigger retention conditions. In serious cases, a structural assessment may be recommended. For more on this, see our guide on structural engineer reports when selling.

What to do if your roof guarantee is missing

If you know roof work was carried out but cannot locate the guarantee document, work through the following steps before instructing your solicitor.

Step 1: Check your paperwork

Search through your property records, solicitor's completion file from when you purchased, and any files held by a managing agent if the property is leasehold. Guarantees are sometimes filed with conveyancing documents rather than kept separately.

Step 2: Contact the contractor

If you know which contractor carried out the work, contact them directly. Reputable roofing contractors keep records of work completed and should be able to provide a copy of the guarantee or confirm whether one was issued.

Step 3: Contact the scheme administrator

If the work was NFRC-registered or covered by a named insurance scheme, the scheme administrator holds records independently of the contractor. Contact them with the property address and approximate date of the work. If the guarantee is on their system, they can issue a replacement certificate.

Step 4: Consider indemnity insurance

If the guarantee cannot be recovered, your solicitor will likely recommend indemnity insurance. A missing guarantee indemnity policy protects the buyer and their mortgage lender against any financial loss arising from the absence of guarantee documentation. Policies are typically one-off premiums of £50 to £150 and can be arranged quickly. For more context on how certificates and guarantees fit into the broader sale preparation process, see our guide on property certificate packs.

What to do if your guarantee is contractor-backed and cannot transfer

This is a common scenario, particularly for work done by smaller independent roofers who did not register with a third-party scheme. The options are:

• Provide the buyer with what documentation you have. Even a contractor-only guarantee demonstrates that work was formally commissioned and documented, which is better than nothing.
• Arrange indemnity insurance. A solicitor can arrange a policy that covers the buyer's position in the event that defects arise which the guarantee would have covered. This is the standard resolution.
• Negotiate the price. In some cases, particularly where the roof is older or the buyer has survey concerns, negotiating a price reduction rather than providing indemnity insurance may be simpler. The buyer then takes on responsibility for the roof's ongoing maintenance without relying on the guarantee.

Expired guarantees when selling

An expired guarantee is not a conveyancing issue. Guarantees are time-limited by design: once the stated period has elapsed, the guarantee is simply no longer in force. There is no legal gap created by an expired guarantee in the same way that a missing building regulations certificate creates a gap.

If the roof was replaced 15 years ago under a 10-year guarantee, the guarantee has served its purpose and run its course. The buyer's solicitor is not entitled to demand an ongoing guarantee on a roof that was never warranted beyond 10 years, and no indemnity insurance is required for the expiry itself.

The buyer's surveyor may still comment on the roof's condition and remaining life expectancy, and this could affect negotiations. But that is a different matter from the legal guarantee question.

Roof guarantees and building regulations

Roof guarantees and building regulations approval are separate matters, and it is important not to confuse them.

Most like-for-like roof covering replacements — for example, replacing worn concrete tiles with new concrete tiles on an existing roof structure — do not require building regulations approval. The structural elements are unchanged and the replacement is considered routine maintenance rather than building work as defined by the Building Regulations 2010.

However, building regulations approval may be required if:

• The roof structure was altered (for example, rafters replaced or extended)
• Insulation was added or upgraded to comply with current Part L standards
• The roof formed part of a larger project such as an extension or loft conversion
• The roof covering type changed significantly (for example, from tiles to a green roof system)

If building regulations approval was required and not obtained, that is a separate issue to the guarantee. Your solicitor will need to address both gaps independently. For guidance on the building regulations side, see our article on what to do when building regulations sign-off is missing.

Roof guarantees versus damp-proof course guarantees

Sellers who have had damp treatment or re-roofing work carried out sometimes confuse the two types of guarantee. Roof guarantees and damp-proof course (DPC) guarantees share a similar structure — both come in contractor-only and insurance-backed forms, both raise transferability questions on sale — but they are issued by different contractors and cover entirely different work.

If you have had both a roof replacement and damp treatment, you should gather documentation for each separately. The conveyancing enquiries may cover both, and the transfer process for each guarantee is handled independently.

Flat roofs: a common area of concern

Flat roofs attract particular attention from buyers and their surveyors because they have a shorter life expectancy than pitched roofs and are more prone to water ingress if not maintained. A flat roof guarantee is often the first question a buyer raises after a survey.

If your property has a flat roof section — whether over a garage, an extension, or the whole structure — it is worth establishing before you market the property:

• When the flat roof was last replaced or overlaid
• What material was used (felt, EPDM, GRP fibreglass, liquid waterproofing)
• Whether a guarantee was issued and by whom
• Whether the guarantee is insurance-backed and transferable
• The current condition, particularly any signs of ponding water or cracking at edges and upstands

If the flat roof is nearing the end of its life or showing signs of deterioration, addressing it before marketing can make a significant difference to buyer confidence and the speed of the transaction. A contractor who issues a fresh guarantee on newly completed work gives the buyer something concrete to rely on.

Preparing roof documents before you list

Getting your roof documentation in order before marketing reduces the risk of delays once a buyer is found. The time between offer acceptance and exchange is when guarantee questions cause the most damage to a transaction, because every week of delay increases the risk of the buyer withdrawing.

Before listing, aim to have:

• The original guarantee or warranty certificate
• The insurance-backed guarantee policy document (if applicable)
• The contractor's invoice or specification sheet
• Any correspondence confirming the scope and date of work
• Confirmation of whether the guarantee is transferable and the process for doing so

These documents are part of the broader evidence pack your solicitor will need when responding to the buyer's enquiries. Having them ready at the outset means your solicitor can respond promptly rather than chasing paperwork during the transaction.

For an overview of all the certificates and guarantees that may come up during a sale, see our guide on what a property certificate pack contains. For a full breakdown of the costs that can arise during the sale process — including indemnity insurance — see our guide on the hidden costs of selling a house.

Sources

• National Federation of Roofing Contractors (NFRC) — nfrc.co.uk
• Guarantee Protection Insurance (GPI) — gpiuk.com
• Building Regulations 2010 — legislation.gov.uk
• UK Finance Mortgage Lenders' Handbook — ukfinance.org.uk
• Law Society — TA6 Property Information Form, 4th edition
• GOV.UK — Building regulations: when you need approval
• Royal Institution of Chartered Surveyors (RICS) — Home Survey Standard, rics.org

Frequently asked questions