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myRoof Replacement Cost
At a Glance
- The average new roof costs around £5,250 in the UK.
- It typically takes between 3 and 5 days to replace a roof.
- NEW! How much is a new roof? Use our roof replacement cost calculator for a no-hassle shortcut to prices.
- Roof replacement costs for semi detached, terrace, and detached homes in the UK.
- How to find and hire a local roofer.
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£5,250
Table of Contents
- How Much Does a New Roof Cost?
- Roofing Labour Cost Per M² and Timescales
- Choosing a New Roof Material
- How Much Roofing Material Do I Need?
- What Impacts Roof Replacement Costs?
- Additional New Roof Costs
- Signs Your Roof May Need Replacing
- What Type of Roof Do I Have?
- What's Involved in Fitting a Roof?
- Building Regulations for Roof Installations
- Can I Install a New Roof Myself?
- Checklist: Hiring Roofing Contractors for a Roof Replacement
- FAQs
How Much Does a New Roof Cost?
The average UK roof replacement project costs around £5,250.
The best way to understand your roof replacement costs is to request a roof replacement quote from local roofing specialists using MyJobQuote.
Typical New Roof Prices
These costs include supply and installation, but don't include scaffolding hire fees:
Semi-Detached Properties
| Roof Type | Total Estimated Cost |
|---|---|
| Standard Hip Roof | £4,250 – £4,750 |
| Hip Roof (two valleys) | £5,750 – £6,250 |
| Standard Gabled Roof (no valleys) | £3,250 – £3,750 |
| Complex Gabled Roof (two valleys) | £4,750 – £5,250 |
| Mansard Roof | £7,500 – £12,000 |
| Gambrel Roof | £6,000 – £9,500 |
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Detached Properties
| Roof Type | Total Estimated Cost |
|---|---|
| Standard Hip Roof | £5,250 – £5,750 |
| Hip Roof (two valleys) | £6,750 – £7,250 |
| Standard Gabled Roof (no valleys) | £4,250 – £4,750 |
| Complex Gabled Roof (two valleys) | £5,750 – £6,250 |
| Mansard Roof | £10,000 – £18,000+ |
| Gambrel Roof | £8,000 – £14,000 |
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Mansard and gambrel roofs are complex, specialist installations. Costs will vary considerably depending on the size of the property, the condition of the existing roof structure, and whether features such as dormers also need attention.
Terraced Properties
| Roof Type | Total Estimated Cost |
|---|---|
| Standard Gabled Roof (no valleys) | £2,750 – £3,250 |
| Complex Gabled Roof (with valley) | £3,500 – £4,000 |
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Bungalows
| Roof Type | Total Estimated Cost |
|---|---|
| Standard Hip Roof | £4,000 – £5,000 |
| Standard Gabled Roof (no valleys) | £3,000 – £4,000 |
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Bungalows have single-storey roofs, which may not always require scaffolding – a potential saving of several thousand pounds. However, they tend to have larger footprints than two-storey homes, so roof areas can be sizeable.
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Flat Roof Replacement Cost
The average flat roof replacement cost is typically £2,500 for supply and installation.
Flat roofs are usually cheaper to replace than pitched roofs because they require fewer materials and are often quicker to install. The total price can still vary significantly between felt, EPDM rubber, and fibreglass systems.
- Bitumen felt is often one of the lower-cost flat roofing options.
- EPDM rubber is a popular choice for durability and low maintenance.
- Fibreglass (GRP) can cost more, but it offers a hard-wearing finish.
What would be the cost to replace a pitched roof with new smooth Marley tiles, including re-battening and mortaring two gable ends (front and back) on an inverted ‘V’ roof? The house floor area is 8m x 10m.
"Obviously scaffold all round, say £1,800; remove existing roof and dispose of all waste materials, £1,600. Supply all labour, plant, and materials to construct a new roof with Marley tiles, £4,500. All of the above total plus VAT: £7,900."
New Roof Costs by UK Region
Where you live in the UK can have a significant impact on what you'll pay for a roof replacement. Labour rates in London and the South East are typically 20 to 30% higher than the national average, while properties in the North of England, Scotland, and Wales often benefit from lower rates.
The table below shows how prices for a standard semi-detached gabled roof replacement might vary across the UK:
| UK Region | Cost vs. National Average | Estimated Cost (Semi-Detached Standard Gabled Roof) |
|---|---|---|
| London | +25 to 30% | £4,000 – £4,900 |
| South East | +15 to 20% | £3,750 – £4,500 |
| East of England | +5 to 10% | £3,400 – £4,100 |
| South West | Around average | £3,250 – £3,750 |
| East Midlands | Around average | £3,250 – £3,750 |
| West Midlands | Around average | £3,250 – £3,750 |
| Yorkshire & Humber | -5 to 10% | £2,900 – £3,550 |
| North West | -5 to 10% | £2,900 – £3,550 |
| North East | -10 to 15% | £2,750 – £3,400 |
| Scotland | -5 to 10% | £2,900 – £3,550 |
| Wales | -5 to 10% | £2,900 – £3,550 |
| Northern Ireland | -10 to 15% | £2,750 – £3,400 |
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These figures are approximate and intended as a guide only. The best way to find out what a new roof will cost in your area is to get free quotes from local roofers near you.
Roofing Labour Cost Per M² and Timescales
Labour costs make up a large portion of most roof replacement projects. The price you pay will depend on the size of the roof and the complexity of the installation.
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
How Long Does a Roof Replacement Take?
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:
- A small terraced house roof can typically be replaced in 2 to 3 days
- A typical semi-detached or detached home usually takes 3 to 5 days
- Larger or more complex roofs, or non-residential buildings, can take 1 to 2 weeks or more
Choosing a New Roof Material
The roofing material you choose will have a significant effect on both the cost and longevity of your new roof. Use the table below to compare materials at a glance:
| Roofing Material | Cost per m² | Typical Semi-Detatched Roof Cost |
|---|---|---|
| Concrete Tiles | £35 – £75 | £3,250 – £5,000 |
| Clay Tiles | £40 – £90 | £3,500 – £6,000 |
| Slate Tiles | £95 – £275 | £7,500 – £18,000+ |
| Thatched Roofing | £90 – £225 | £12,000 – £25,000+ |
| EPDM Rubber | £80 – £100 | £1,500 – £3,500 |
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Metal roofing is another, less common choice. Copper and zinc roofing are more premium options, while aluminium and steel are the most afforable metal roof materials.
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, replacing your roof tiles with clay tiles is an excellent option. Classic clay tiles have built-in character and are 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 garage roof replacements.
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
How Much Roofing Material Do I Need?
Your roofer will calculate exactly how much material is needed as part of their quote visit. If you want a rough estimate beforehand, the basic approach is:
- Measure the length of your roof's ridge from end to end
- Measure the slope height (from the eaves up to the ridge, measured along the slope – not the vertical height of the wall)
- Multiply these two figures together and divide by two to get the approximate roof area in m²
For roofs with multiple sections – hips, valleys, or dormers – divide the roof into sections and work out each area individually. If you'd rather leave this to a professional, your local roofer will handle this as part of their quote.
What Impacts Roof Replacement Costs?
Many factors could affect your new roof installation cost:
- Roof size and shape – The larger and more complex the roof, the greater the cost. Hip roofs with valleys cost more to replace than simple gabled roofs of the same size.
- Roofing material – Concrete tiles are the most affordable option, while slate and thatched roofing sit at the premium end. Retaining existing tiles (for example, historical slate), involves more labour and can cost more than replacing them. Smaller tiles also take longer to install, increasing labour hours.
- Structural changes – If timbers, trusses, or battens need repairing or replacing alongside the new roof covering, this will add to the overall cost and project duration. Any structural alterations must comply with Building Regulations, adding further time and expense.
- Property height – Bungalows typically won't need scaffolding, but most two-storey properties will, increasing costs significantly.
- Location – Labour rates vary significantly across the UK. London and the South East typically cost 20–30% more than the national average, but northern regions and Wales often come in below average.
- Waste removal – skip hire and waste disposal may be charged separately. Always check whether this is included in your quote before agreeing to a price.
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Additional New Roof Costs
A roof replacement project often involves several additional costs beyond the basic labour and materials.
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.
- Scaffolding companies typically set a minimum hire period of 6 to 8 weeks – so even if the roof work itself only takes a few days, you'll still be charged for the full minimum period
- Scaffolding just at the front of your property will cost between £3,725 and £4,925 for a 6-week hire
- Scaffolding wrapping around a semi-detached property will cost between £5,350 and £6,250 for a 6-week hire
We want to get our roof tiles replaced, but were wondering if it's possible to have the roof work done without the neighbour's permission/approval?
“Yes, of course you can, as long as it’s done professionally. I would recommend registering it with the council first—it costs less than £200. A council inspector will visit before and after to ensure there’s 6” insulation in place and that the job is done properly. Once they sign it off, any objections from neighbours would be invalid.”
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 £125, and can help to ensure your gutters are in good working order to prevent future issues with water damage from poor drainage.
I’m wanting a price for a new roof on my bungalow, and a rough idea of what a new roof should cost would give me a starting point with the quotes.
"On average, you are looking at about £150 per square metre."
Signs Your Roof May Need Replacing
Roofs naturally wear down over time due to weather exposure and ageing materials. If your existing roof shows any signs of damage, it may be worth considering a full roof replacement rather than paying for ongoing repairs.
Common signs that a roof replacement may be necessary include:
- Roof leaks or water damage – Leaks or damp patches in the loft can be a sign that the roofing materials or underlay have worn down.
- Missing or broken roof tiles – Cracked, slipped, or missing tiles can allow water to enter the roof structure.
- Structural sagging – A sagging roofline may suggest structural issues with the roof decking, rafters, or trusses.
- An old roof – A roof is subject to wear and tear over the years, and as time goes by, it can deteriorate. If your roof is over 20 years old, it may be beneficial to have it inspected by a professional.
- Ongoing repairs – If you are repeatedly fixing leaks or replacing tiles, the overall cost may be more than the total price of a full roof replacement.
If you notice any of these issues, it may be worth asking a roofing contractor to inspect your roof and provide a roof replacement quote. A professional roof inspection can identify structural problems before they worsen.
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.
What is your biggest concern when planning a roof replacement?
The total cost
26 votes - 43%43% of votes
Finding a trustworthy roofer
20 votes - 33%33% of votes
Choosing the right roofing material
3 votes - 5%5% of votes
Hidden extras like scaffolding and waste removal
4 votes - 7%7% of votes
How long the work will take
8 votes - 13%13% of votes
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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 have a roof installed during the winter months, or do roofers tend to take time off from working during this time due to the cold weather conditions, etc.?
"You should have no problem re-roofing in winter. The roofing industry is year-round."
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.
In terms of planning permission, does replacing the tiles count as a new roof? Or is it when the whole thing is redone?
"Replacing roof tiles without altering the structure or appearance of the roof does not require formal planning permission. However, if the replacement involves significant structural changes or alterations to the roofing materials, or if it affects the overall appearance or character of the building, it may be considered a new roof and potentially require planning permission."
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.
Checklist: Hiring Roofing Contractors for a Roof Replacement
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
Which Is the Best Roof Type?
Slate and clay tiles are the most durable roofing materials, but they are more expensive than metal or wood. Green roofs and solar shingles are among the costliest types of functional roofing.
Why Does a Roof Need Maintenance?
Your roof acts as a protective shield for the rest of your house, keeping your family safe from the elements and your property well insulated. However, in harsh weather, roofs can become damaged, and if left in poor condition, can lead to expensive repairs.
Do I Need My Neighbour’s Permission to Work on My Semi-Detached House?
You usually won't need your neighbour's permission to work on your roof. However, if you need to erect scaffolding on your neighbour's land, or if the work affects the party wall, you may need to have an agreement in place before any work begins.
Do I Need Planning Permission to Replace My Roof Tiles?
No, if it's a like-for-like replacement, you won't need planning permission. However, if you're significantly changing the appearance (e.g., tile to slate), or if you live in a listed building or conservation area, you may need permission.
What Warranty Will My New Roof Have?
Most new roofs will be covered by the roofer's guarantee, which can be between 1 and 10 years. It's best to ask your roofer before work starts to ensure you have a clear agreement.
Can a New Roof Improve Energy Efficiency?
Installing a brand-new roof can improve your home's energy efficiency, as modern roofing systems feature improved insulation and breathable membranes that help reduce heat loss. Better insulation can reduce your energy bills, especially during winter. Learn more about roof insulation costs and how it can improve energy efficiency.
What Is the Cheapest Roof to Replace?
A flat roof is usually the cheapest type to replace, as it requires fewer materials and tends to be quicker to install than a pitched roof. Bitumen felt is typically the lowest-cost flat roofing material, while EPDM rubber and fibreglass tend to cost more but offer improved durability. The final cost will depend on factors such as roof size, labour requirements, and whether the existing roof needs to be removed first.
Is a Roof Replacement Worth the Cost?
A roof replacement can be worth the cost, especially if your existing roof is over 20 years old, leaking, or in constant need of repairs. Installing a new roof can improve energy efficiency, protect your home's structure, and reduce the likelihood of future repair costs.
How Long Does a Roof Last?
Most roofs last between 20 and 60+ years, depending on the material and how well it's maintained. Concrete and clay tiles typically last 50 to 60 years, slate can exceed 100 years, while felt and EPDM flat roofing usually need replacing after 20 to 30 years.
Does Home Insurance Cover Roof Damage or Leaks?
Most UK buildings insurance policies cover sudden, unexpected damage to your roof, such as storm damage, fallen trees, or fire. However, they typically don't cover gradual wear and tear, or a roof that needs replacing simply because it's reached the end of its life.
