Survey finding
Missing or slipped ridge tiles: what to do
Missing or slipped ridge tiles are one of the most common roof findings on UK surveys. This page covers wet vs dry ridge, repair costs, and how lenders treat the finding.
Last updated: 6 May 2026. Editorially reviewed: 20 May 2026.
Finding
Missing or slipped ridge tiles
What this usually means
Ridge tiles run along the apex of a pitched roof. Older roofs use mortar bedding (wet ridge); modern roofs use a mechanical dry ridge system. Missing or slipped ridge tiles let water in, lift adjacent tiles, and pose a falling-masonry hazard. Most UK roofs over 25 years old need ridge re-bedding at some point.
Why it matters
Surveyors flag missing ridge tiles as routine maintenance, but a sustained absence will cause water damage to roof timbers and ceilings. Lenders rarely refuse on ridge alone but may want documented repair before drawdown for properties with extensive roof issues.
Ask your surveyor
- Check:Is the ridge bedded with mortar (wet) or mechanical dry ridge?
- Check:Are slipped tiles localised or widespread?
Ask the seller
- Check:When was the roof last inspected or maintained?
- Check:Have any ridge tiles been replaced in the last 10 years?
Next steps
- •Get two written quotes from local trades before negotiating with the seller.
- •Speak to your mortgage broker before exchanging if the finding affects mortgageability.
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What you need to know
Severity
Maintenance item. Worth quoting and including in negotiation.
Typical cost to fix
Replace and re-bed a single ridge tile: £150–£300. Full ridge re-bed (typical 8m terrace): £600–£1,500. Conversion from wet to dry ridge: £900–£2,500. Whole-roof re-bed where ridge is part of a wider roof issue: rolled into roof costs.
Mortgage impact
Standard maintenance for most lenders. Multiple roof items combined may trigger a retention.
Insurance impact
Storm-related ridge tile loss is typically claimable. Wear-and-tear is not.
When to pull out
Almost never a pull-out trigger in isolation. Pull out only if part of a wider roof failure pattern.
When to renegotiate, and by how much
Get a roofer's quote. Negotiate on quote plus 15%. Typical settled outcome is full quote deducted from price.
Thinking of pulling out or renegotiating? What to do after a bad survey
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Roof issues , often sits near missing or slipped ridge tiles on a survey and is the next thing to check.
How MyPropertyScan produces this guide, and what it is not
Published by MyPropertyScan and written by Ziad Nasr, who is accountable for its accuracy. No page here is written or reviewed by a chartered surveyor, conveyancer or regulated adviser, and we do not claim otherwise.
This page is not:
- Chartered surveying — we do not inspect properties or produce RICS Home Survey reports
- Legal advice — we do not act as conveyancers or advise on title, tenure or contracts
- Mortgage or insurance advice — we are not regulated by the FCA and give no recommendations
Figures and process steps come from the published UK datasets and standards listed on this page, not from professional practice. Pages are updated when source coverage, survey cost assumptions, or lender and legal requirements materially change. Dataset limitations are set out on the methodology page.
Spotted something out of date or wrong? Email hello@mypropertyscan.com and we will correct it and change the update date.
Sources used
We use UK public and specialist sources where they are available. Public datasets can be incomplete, delayed, or missing for some addresses. Treat them as a starting point, not as a replacement for professional advice.
Source standard: preference goes to official government datasets, statutory bodies, professional standards, and primary dataset publishers. We cite the source family on the page and explain coverage limits rather than filling gaps with unsupported estimates.
- Professional standard: RICS Home Survey StandardRICS standard for condition-based residential surveys in the UK.
- Learn more from: RICS consumer guide to surveysConsumer-facing guide to survey types and when each level is appropriate.
- Official guidance: GOV.UK buying or selling your homeGovernment overview of the home buying and selling process.