How Much Does a New Roof Cost in the UK? (2026)

A re-roof quote can range from £6,000 to £25,000 for what looks, from the kerb, like the same job. The difference almost never comes down to the roofer overcharging — it comes down to area, covering material, and how much else gets done while the scaffold is up. Here's how to read a quote and work out what yours should actually cost.

What a Full Pitched Re-Roof Actually Costs

Strip and re-cover on a pitched roof runs £90–£170 per m² for materials and labour, before scaffold. A typical three-bed semi has 70–90m² of roof, which puts a straightforward re-cover at roughly £6,300–£15,300.

The covering material moves that number a lot:

Concrete interlocking tiles — the baseline, and still the most common covering on post-war housing
Clay plain tiles — around 35% more than concrete
Fibre cement slate — around 10% more than concrete
Natural slate (Welsh or Spanish) — around 55% more than concrete
Reclaimed or heritage tiles to match a period property — around 70% more than concrete

If a quote for "the same job" comes in far apart from another, check the covering material first. Reclaimed clay pantiles and standard concrete interlocking tiles are not the same price, even on an identical roof.

Flat Roofs Are Priced Per Square Metre Too — And the Options Aren't Interchangeable

Torch-on felt — £90–£150/m², the cheapest option, typically 15–20 years before renewal
EPDM rubber — £100–£170/m², a single membrane with fewer joints to fail
GRP fibreglass — £110–£190/m², a hard-wearing seamless surface, good for roof terraces
Single ply or zinc — £160–£300/m², the premium end, often 30+ years

Cheaper isn't automatically wrong for a small flat-roofed extension or garage — but see our guide on flat roof survey findings before assuming any flat roof needs full replacement rather than a repair.

Scaffold Is Where Quotes Genuinely Diverge

Scaffold for a typical two-storey semi runs £900–£3,000, usually up for two to four weeks. It's priced separately from the roofing work itself, and it's exactly why the chimney repointing, the fascias and guttering, and any rooflights should happen in the same visit as the roof — not as a separate job booked for another year. Paying for access twice is one of the most avoidable costs in a renovation.

What Pushes a Quote Higher

Rotten rafters, purlins or wall plate — £1,500–£8,000, only discoverable once the old covering is off
Chimney stack rebuild — £2,200–£6,000
Chimney repointing and new flashings — £900–£3,500 (see our guide on chimney flashing failures)
New fascias, soffits and guttering — £1,200–£4,000
Valley or lead work renewal — £700–£3,000
Loft insulation topped up to 270mm — £400–£1,400
Insulating at rafter level (a "warm roof") — £60–£130/m²
Asbestos cement sheet removal — £800–£4,000, common on older garages and flat-roofed extensions

"End of Its Serviceable Life" Doesn't Mean It's Leaking Today

A survey describing the roof covering as nearing the end of its life is a forecast, not a leak report. Concrete tiles typically last 40–60 years, clay 60–100, natural slate 80–150 — but the felt underneath, and the mortar bedding on ridges and hips, usually fail well before the tiles themselves do. Read our guide on what "roof covering aged" actually means in a survey before pricing a full re-roof you might not need yet.

Building Regulations Apply Above 25%

Replace more than a quarter of a roof's covering and building regulations are triggered — which usually means the loft insulation has to be upgraded to current standards as part of the same job. Factor that in before you compare a quote that includes it against one that doesn't.

Frequently asked questions

How much does it cost to re-roof a 3-bed semi in the UK?

A typical 70–90m² pitched roof in standard concrete tiles costs roughly £6,300–£15,300 in materials and labour, plus £900–£3,000 for scaffold — so all-in, most 3-bed semis land somewhere around £8,000–£18,000, more if the covering is upgraded or rotten timbers turn up underneath.

Is it cheaper to repair or replace a roof?

A localised repair — slipped tiles, a small area of felt — typically costs £350–£1,400. If the rest of the covering has years of life left, repair is the right call. If the underlying felt or battens have failed more widely, patching a few tiles won't fix that, and you're looking at a full re-cover regardless.

How long does a roof replacement take?

A straightforward pitched re-cover on a semi-detached house typically takes one to two weeks of actual roofing work, weather permitting, plus time to erect and strike the scaffold either side.

Do I need planning permission to replace my roof?

Usually not for a like-for-like re-cover on a standard house. Changing the roofline, adding rooflights above certain sizes, or working on a listed building or in a conservation area can trigger permission requirements — check with your builder or local council before committing to anything that changes the roof's appearance.

Does home insurance cover roof replacement?

Only if the damage was caused by an insured event, such as a storm or a falling tree. A roof reaching the end of its expected service life through normal wear is a maintenance cost, not something a standard buildings insurance policy will pay for.