Roof Replacement Cost

How Much Does a New Roof Cost?

Looking for the cost of a new roof in the UK?

The average cost of a roof replacement in the UK is £5,250.

However: How much you're quoted for a new roof will depend on:

• The size and height of the roof — Bungalows typically won't need scaffolding, but properties over two storeys will.
• The roofing materials used — Common roofing materials are clay, concrete, slate, thatch, and EDPM rubber.
• The roof shape and complexity — These can be hip roofs, flat roofs, or gabled designs.

This means that the average cost of a new roof for a 3 bed semi-detached home in the UK is between £4,250 and £6,250.

Let's look at different property roof types:

• Semi-detached standard hip roof cost — £4,250 to £4,750
• Detached standard hip roof cost — £5,250 to £5,750
• Detached or semi-detached standard gabled roof cost — £3,250 to £3,750

What about scaffolding fees for roof replacements?

The height of your house plays a large part in your overall fees. Houses sprawling over several storeys will need more scaffolding, increasing the total cost of roof replacement.

This means:

• Scaffolding at the front of your property costs around £3,725 to £4,925 for a 6 week-hire
• Scaffolding around an average-sized semi-detached property costs £5,350 to £6,250 for a 6 week-hire

The best way to find out exactly how much your new roof will cost is to request estimates from local roofing specialists using MyJobQuote.

Typical New Roof Prices

If you want the answer to "how much does a new roof cost?", read on. The table below will break down the cost of a new roof.

These costs include supply and installation, but don't include scaffolding hire fees.

Calculate New Roof Replacement Costs

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What Type of Roof Do I Have?

Here are the most common roof types in the UK and what they look like for easy identification.

Gable Roof

Gable roofs are known as pitched or peaked roofs. These roofs have two sloped sides that meet at the top to form a ridge, and their triangular shape distinguishes them.

Gabled roofs come in various styles, but the most common are open gable and box gable.

Hip Roof

Hip roofs are made up of slopes that form a ridge at the top. Hip roofs have four slopes rather than two. The slope's pitch and the size of the ridge can vary from house to house.

In some houses, the slopes all meet at a point on top of the roof, resembling a pyramid shape. In others, the roof may be made up of several ridges, commonly referred to as the hips or valleys of a roof.

A ridge vent is an excellent way to use the ridges of a hip roof. This simple and low-cost addition will ensure that your attic is properly ventilated.

Mansard Roof

Mansard roofs are four-sided roofs with two slopes of varying pitches on each side. Lower slopes have a steeper pitch than upper slopes and are frequently adorned with dormer windows.

They're an excellent choice for homeowners looking to expand their living space. If you do not want to add an attic or an extra floor, mansard roofs can be used to create higher, vaulted ceilings.

Gambrel Roof

Gambrel roofs have double-sloped sides, like mansard roofs. However, this style only includes two sides of the home, whilst mansard roofs cover four.

They provide additional space for an additional floor or garret. Because of this, gambrel roofs are very popular in barns and sheds.

Choosing a New Roof Material

Let's break down the cost of new roof materials and their price per m² for easy comparison:

Clay Roof Tile Cost

Clay Roof Tiles Are Best For: Traditional properties with gable or hip roofs.

Material Cost: £40 to £90 per m²

If you're looking for low-cost roofing materials, installing roof tiles are an excellent option. They're a classic option with built-in character, seen on most UK homes.

Pros

• ✔ 60+ year lifespan
• ✔ Traditional look, popular with period properties

Cons

• ✖ Higher cost compared to concrete roof tiles
• ✖ Can crack and are heavy, potentially requiring additional roofing support

Concrete Roof Tile Cost

Concrete Roof Tiles Are Best For: Modern properties with gable or hip roofs.

Material Cost: £35 to £75 per m²

Concrete roof tiles are a cost-effective option for homeowners on a budget.

Pros

• ✔ Lower cost than slate or clay roof tiles
• ✔ Durable material

Cons

• ✖ Can be viewed as less attractive than other roofing tiles
• ✖ Colour may fade/change over time

Slate Roof Tile Cost

Slate Roof Tiles Are Best For: Premium and period homes with gable, hip, mansard or gambrel roofs.

Material Cost: £95 to £275 per m²

Natural slate tiles cost more than other roof tile options, but have a premium appearance that attracts many homeowners wanting a specific look.

Pros

• ✔ Long lifespan of over 100+ years
• ✔ Attractive, coveted appearance

Cons

• ✖ Very expensive compared to other roofing materials
• ✖ Labour-intensive install

Thatched Roofing Cost

Thatched Roofs Are Best For: Heritage and period properties and cottages.

Material Cost: £90 to £225 per m²

A thatched roof exudes charm. Thatched roofs cost between £90 and £225 per m², depending on the type of thatch you choose, and the complexity of the installation.

Pros

• ✔ Characterful roofing material
• ✔ Naturally insulating

Cons

• ✖ Higher home insurance costs
• ✖ Isn't suitable for modern UK homes

EPDM Rubber Roofing Cost

EPDM Rubber Roofing Is Best For: Flat roofs on extensions or garages.

Material Cost: £80 to £100 per m²

Ethylene Propylene Diene Monomer (EPDM) is a rubber compound. This roofing material has numerous benefits, but it is a difficult roofing material to install, and typical rubber roof costs start at £80 per m².

Pros

• ✔ Ideal for flat roofs due to waterproofing properties
• ✔ Low-maintenance

Cons

• ✖ Not suitable for pitched roofs
• ✖ Can look quite "plain" compared to some other roofing materials

Roofing Labour Cost Per M² and Timescales

The usual price range for roofing labour is:

• Roofer's daily rate - £200 to £275
• Roofer's hourly rate - £25 to £35
• Roofer's rate per square metre - £30 to £60

Installing a roof from scratch takes time, depending on the shape of your home, the materials used, the skill of your tradesman, and whether any additions are required.

The bigger the building, the larger the roofing surface area, and the longer the roofing project will take:

• Domestic roofing typically takes 24 hours to complete, but can take up to 3 days to complete
• Non-residential and commercial roofing can take a week to complete

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What's Included in a New Roof Quote?

Costs of a new roof in the UK are high - let's break down exactly what's included in your roofer's quote:

• Materials and Labour - Your roofer's labour and the materials they'll need to purchase to carry out your roof work

While some roofers will include the following in your quote, it's best to ask if you can't see them itemised:

• Scaffolding and Access - Working at height will necessitate scaffolding, which will often be quoted for separately
• Waste Removal - Check with your roofer if this is included in your initial quote, or an add-on charge

How Do I Calculate my New Roof Size?

Choosing the right material for your new roof is difficult, but calculating how much material you'll need adds another layer of difficulty.

If you're planning to buy your roofing materials yourself, here's what you need to know:

• You must first determine the length of your roof. This is the length of your roof's ridge from end to end.
• The next step is to determine the slope height of your roof. This is the distance between your roof deck and the apex, not the eaves to the ridge.
• To calculate your roof area, multiply the length of your roof by the height of your roof slope and divide the result by two. This should give you the total area of your roof, excluding any chimneys or other areas of your roof that are not covered by tiles.

If you don't know these measurements, you can usually find them on the building plans that came with the property when you bought it.

If you don't have these, contact your local council, which should be able to provide you with building plans for your property.

If your roof isn't the traditional gable shape, or if it has multiple sections, such as hips and valleys, we recommend dividing it into sections and working on each area individually.

If you're unsure how to proceed, contact a roofing professional.

Additional New Roof Costs

There are numerous tasks to complete when it comes to roofing your home for the first time. Aside from the actual roofing process, several other activities must be completed, and each activity has a cost.

Let's go over the additional costs you need to be aware of when installing a new roof.

Scaffolding Costs

In most roof installations, you'll need scaffolding for the roofers to work safely at height.

The cost of hiring scaffolding varies according to the amount of scaffolding required. This is a combination of your property's type and the work needing to be done.

• In most cases, you'll be required to hire the scaffolding for 6 to 8 weeks
• Scaffolding just at the front of your property will cost between £3,725 and £4,925 for 6 weeks
• Scaffolding wrapping around a semi-detached property will cost between £5,350 to £6,250 for 6 weeks

Removing Asbestos from a Roof

If you suspect your existing property roof contains asbestos, you need a professional to take care of removing it for you.

This is especially important if you're having an old roof removed before a new one is installed.

Asbestos used to be a popular building material due to its strength, fire resistance, and overall versatility.

In the UK, the substance has been banned in new construction since 1999, but if your house was built pre-2000, there's a chance it could contain the harmful material.

You may find asbestos in:

• Your property's roof - Including roof sheets, tiles, and slates
• Your property's exterior - Such as gutters, downpipes, and soffits, or wall cladding
• Your property's interior - Artex ceilings, partition walls, flooring, or insulation around heating systems
• Any outbuildings built pre-2000 - These can be garages, sheds, or other buildings

If you want to check if you have asbestos, asbestos surveys cost around £325. The cost to remove asbestos from a roof is typically £2,750.

Fascia and Soffit Capping Costs

Most roofs have fascias attached to the rafter edges and soffits that fill in the gap between the fascia and the roofline. Fascias are effectively exposed to the elements, whereas soffits are partially shielded from the elements by fascias.

If your property's soffits and fascias are still in good condition and free from water damage or rot, you can cap them to preserve their longevity.

The cost of capping fascias and soffits varies greatly depending on the layout and size of your home. To seal the fascias and soffits on an entire three-bedroom house will cost around £800, with the job taking about one day.

Gutter Cleaning Costs

To make the most of your scaffolding hire, it's a good time to do some gutter maintenance.

Gutter cleaning costs are typically £200, and can help to ensure your gutters are in good working order to prevent future issues with water damage from poor drainage.

What Impacts Roof Replacement Costs?

Many factors could affect your new roof installation cost. Here we will break down the different factors that could affect the overall cost to see if you will be affected:

Roof Sizes

The greater the size of the roof, the greater the cost of repair or replacement.

This also applies to the height of your property, as taller buildings will require more scaffolding to support roofers while they work, raising your access costs significantly.

Material Types

The materials you use and the quality of those materials. If you want to keep the current tiles because they are historical, the cost of carefully removing and stacking them for re-use may be more expensive due to labour than re-roofing with new materials.

The size of the tiles also matters, as smaller tiles take longer to install and increase labour hours.

Changes in Structure

Your roof replacement may necessitate structural changes, such as re-establishing an old pitched roof that was pitched too low and needed to be re-established to prevent damage from the elements.

This will necessitate scaffolding and additional skip hire, and additional precautions to ensure everything is completed following building regulations, which will increase the time it takes your contractors to complete and the price you'll have to pay to have it done.

Ease of Access

A roofing contractor may involve scaffolding to be erected, depending on the layout of your property, which can cost between £5,350 and £6,250 for a standard semi-detached house.

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What's Involved in Fitting a Roof?

Installing a new roof isn't a DIY-friendly job. Working at height comes with risks, and the damage poor workmanship can have on your home isn't worth cutting corners.

With MyJobQuote, you can easily find local roofers and compare their quotes. It's quick, free, and there's no obligation to hire - we recommend you get at least 3 quotes from roofers near you before choosing who to hire.

When you've chosen your roofer, here's how they'll approach your project:

Before the Job Starts

• Roof Inspection - Your roofer will thoroughly inspect your roof to determine the issues and suggest their proposed fix.
• Initial Prep - Once you've agreed on the roof work, your roofer will order in supplies and scaffolding.

During the Job

• Strip Existing Materials - Your existing roof materials will be carefully stripped and removed.
• Replace Roofing - New sections of roof will be installed where needed.
• Fit Weatherproofing Details - Flashing, leadwork, and edges will be fitted to make your new roof watertight.

After the Job

• Final Checks - Your roofer will inspect the roof and check everything is secure, clearing up as they go.
• Guarantees and Sign Off - The work will then be signed off, and you'll be given information about your roofing warranty/guarantee.

Can I Install a New Roof Myself?

Repairing a roof entails working at height, and should only be carried out by trained roofers.

Not only will you need to conduct a thorough risk assessment, but you will also require the appropriate equipment. Professional roofers will bring their own ladders, fall arrest equipment, and personal protective equipment, which are all required for the job to be done safely.

Because of their training, they also know which sections of your roof are dangerous to stand on. You should never jeopardise your safety.

Unevenly installed tiles and rippling shingles are indications of a poor job. In most cases, these signs will be obvious right away. It's not worth attempting the job yourself, especially if you're going to sell your home soon.

Building Regulations for Roof Installations

New roof installations may be subject to Building Regulations if you:

• Replace more than 25% of the roof covering
• Change your roofing material to something that requires structural support (e.g., swapping from lightweight tiles to concrete tiles)
• Perform structural alterations (e.g., trusses and supports are being changed)
• Fit new or additional insulation
• Completely alter the usage of the room (e.g., installing a loft conversion)

If your roof replacement falls under these criteria, you will need to notify Building Control, or have your roofer self-certify the work.

Planning Permission for Roof Installations

Most straightforward roof jobs won't need planning permission. The following jobs will normally fall under permitted development:

• Like-for-like roofing replacements (e.g., re-felting a roof, fixing flashing)
• Simple repairs that don't change the appearance of the house
• Swapping broken tiles for similar matching tiles

However: If you're changing the roof's appearance or shape, you will usually need planning permission. Affected projects include:

• Anything that changes the roof's pitch, height, or shape
• Adding a dormer, roof extension, or loft conversion
• Changing your original roof tiles/material to something in a different colour/material
• If you live in a listed building, or within a conservation area

If you are in any doubt about your roofing project and the permissions you may need, your roofer will be able to advise.

Checklist: Hiring Roofing Contractors to Install a New Roof

When looking for a local roofing company, here's what you should keep in mind:

• What roofing qualifications/experience do they have? Look for apprenticeships, NVQ Level 2 or 3 Diplomas in Roofing Occupations, or evidence of on-the-job training in your specific roofing material (this is especially important for thatched roofs as the trade is highly specialised).
• Are they industry accredited? NFRC (National Federation of Roofing Contractors) membership allows roofers to self-certify their work, while holding a CSCS (Construction Skills Certification Scheme) card is a recognised marker for on-site safety.
• Do they have insurance? Working at height comes with inherent risks. Make sure your roofer has public liability insurance to cover themselves and you in the event of any accidents.
• Is waste removal included in your quote? Make sure you ask this before agreeing to a cost to avoid additional fees upon completion.
• What are their past customer reviews like? Use MyJobQuote to look over the roofer's past jobs and customer comments, as well as photos of their previous projects, to get an idea of the quality of their work.

FAQs