Roof Replacement Cost

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

The average cost of a new roof for a 3 bed semi-detached home in the UK is between £4,250 and £6,250. Roof replacement costs are heavily dependent on the size of your roof, the style of roof, and the materials you want to use.

This guide covers everything you need to know about new roof costs in 2025. It includes a breakdown of the cost of new roof materials, roofing labour cost per m², and essential things you need to know so you can find and hire a roofing specialist.

Ready to get a quote for a new roof?

Submit some basic details about your job on MyJobQuote and get up to 3 free, no obligation quotes from roofing specialists near you.

Want to find out more about the replacement roof costs first?

Check out our comprehensive guide below!

Roof Replacement Cost Calculator

How Much Does a New Roof Cost?

A vital component of any property, a roof protects you and your family from nature's harshest elements, such as wind, rain, and even lightning, meaning your roof is also the most vulnerable to severe damage.

If you neglect maintenance or repairs for an extended period, re-roofing can become prohibitively expensive.

The cost of your roof project will be determined by:

• 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.

So, how much is a new roof in 2025?

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

To break that down:

• 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.

Cost of New Roof Materials

Choosing the right material for your new roof is difficult, but calculating how much material you'll need adds another layer of difficulty. Here, we will only discuss supply costs and how to calculate how much material you will require, so that if you are purchasing your own, you will know how much you will require:

• 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.

New Roof Tiles Cost

Roof tiles are still widely used in roofing, and they come in both concrete and clay. You select one or the other based on your personal preferences and budget.

They are also available in a variety of shapes. The shape you choose is determined by the angle of inclination and the desired sight.

If you're looking for low-cost roofing materials, installing roof tiles can be an excellent option. However, one tile can cost £0.80, so the higher your roof, the bigger the cost.

Slate Roof Tile Cost

For a long time, roof shingles have been used as roofing materials. However, artificial slates have recently gained popularity due to their lower cost than roof tiles.

Natural slates are more expensive, but they last forever and attract less moss. Natural slate tiles cost £3 to £5 per tile.

Thatched Roofing Cost

A thatched roof exudes charm. It can be installed either in open or closed construction. This type of roof covering has a 35-year lifespan.

Reed has a high insulation value, making insulating unnecessary in most cases. Thatched roofs cost between £90 and £225 per m², depending on the type of thatch you choose and the complexity of the installation.

EPDM Rubber Roofing Cost

Ethylene Propylene Diene Monomer (EPDM) is a rubber compound. This roofing material has numerous benefits, as it is low maintenance, lasts a lifetime, does not crack, and can be walked on all year.

However, it is a difficult roofing material to install, and typical rubber roof costs start at £60 per m².

Find Tradespeople, compare up to 3 quotes!

It's FREE and there are no obligations

Get started

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.

Additional tasks that will require payments are factors such as the application for permits, scaffolding, flashing, wood-based sheathing, and the removal of any existing roofs. In this section, we will go over any additional costs that you'll 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.

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

Ask a Trade

Got a question that only a tradesperson can answer? We have thousands of trades ready to answer any question you may have.

Ask your question

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.

What's Involved in Fitting a Roof?

If you intend to stay in your home for years, a new roof is an excellent investment. People will spend a small fortune patching up the same roof issues year after year, even though they will live in them for an extended period - but what is involved in fitting a roof? We'll go over everything you need to know right here.

• The process of installing a new roof will begin with a thorough examination of the existing roof, and determining which items will be used or reused. The installers will then order new materials and deliver them to the job site, along with a skip for disposing of all waste material, and scaffolding.
• The existing roof materials must be carefully stripped and removed, beginning with the ridge tiles at the top of the roof.
• The roof timbers and tile laths will then be exposed as slates and tiles are passed down. Finally, the laths will be removed, revealing the main structure.
• The timbers are will be covered with a breathable felt layer layered from the bottom of the roof up. This allows any moisture or rain that has penetrated the roof due to a broken tile to fall down the roof and into the gutter.
• Tile battens will then be secured in place with galvanised nails of the appropriate gauge based on the size and type of tile. These are what make up the 'rows' of tiles, and must be properly spaced to allow for a proper crossover of each tile or slate.
• The roof tiles or slates will then be installed on the battens. Concrete tiles only need to be fixed at regular intervals, whereas slates without hanging nibs must be fixed with individual nails. Any tiles in contact with valleys or roof windows will be cut to size.
• Any 'first fix' leadwork, such as soakers or secret gutters, is installed and covered with tiles.
• Any remaining leadwork, such as flashings, will be completed, and ridge/hip tiles will be bedded with fresh mortar to make your new roof completely watertight!

Can I Install a New Roof Myself?

If your roof needs to be replaced, it may be tempting to do it yourself. Saving money is a common motivator, and there are now YouTube tutorials for almost everything, from replacing guttering to shingling a new roof.

Repairing a roof entails working at a considerable height, and while this may appear simple, it is often extremely dangerous, and it should only be attempted by others who have received the necessary training.

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.

When done correctly, a well-maintained roof adds a layer of class and elegance to a home. While it's not always the first thing people notice when they first see a house, if it's poorly installed, you can bet they'll notice it.

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 and Planning Permission for Roof Installations

If you're about to start a roofing project, but aren't sure if you need to apply for planning permission, here are a few guidelines to follow to ensure your project doesn't require any planning permission:

• The amount of change you can make to the existing roof plane is limited to 150mm.
• No changes should be made higher than the top portion of the roof.
• Any side-facing windows should be obscure-glazed, and any openings should be at least 1.7m above the floor line.
• The solar panel development regime imposes various projection limits in relation to protected areas.

Following these guidelines will assist you in determining whether you need to seek planning permission.

Planning permission is not required if you are simply repairing the roof. However, to keep things straightforward, the overall rule for best working practice is that if you're changing anything about your roof, you should always notify your local council first.

They will advise you on what is best to do to be confident that you are adhering to all regulations and procedures.

If you need approval, a Building Control Officer would then come to the site and give you instructions on what materials and methods to use. Another visit will follow this once the work is completed.

Checks to make sure that certain criteria are met will be performed, followed by a final sign-off for complete approval.

Failure to complete these stages could result in hefty fines and even difficulties selling your property! As a result, it is always easier and safer to follow regulations to avoid future complications.

Pros and Cons of Different Types of Roofs

Depending on the architecture of a home, the roof can make up to 40% of the exterior, often playing a significant role in the overall appearance and curb appeal. When the time comes to replace your roof, choose roofing materials and shingle colours that complement the shape or slope of your roof and the exterior design of your home.

This section will discuss the various roofing types and their benefits and drawbacks:

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.

Pros of Gable Roofs

• ✔ Because of the higher slope, this roof can quickly shed both water and snow, making it suitable for areas with heavy rainfall or harsh winters.
• ✔ Gable roofs are frequently less costly than traditional roofs.

Cons of Gable Roofs

• ✖ Builders do not recommend gable roofs in areas prone to high winds or hurricanes.

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.

Pros of Hip Roofs

• ✔ Hip roofs are more stable as they have four slopes instead of two.
• ✔ These roofs are a better option for windy areas because they are slightly sturdier. In addition, the slope, like gable roofs, allows water and snow to move easily off the roof, leaving little to no standing water.

Cons of Hip Roofs

• ✖ Because hip roofs have four slopes rather than two, the construction cost for this roof style may be slightly higher than for gable roofs.
• ✖ This roof style comprises a complex system of trusses and rafters, which may result in a longer construction period.
• ✖ Hip roofs necessitate the use of more building materials. With the cost of labour and materials, the price can quickly add up.

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.

Pros of Mansard Roofs

• ✔ Mansard roofs are 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.

Cons of Mansard Roofs

• ✖ Mansard roofs are not suitable for areas with heavy snowfall due to their double-sloped architecture and relatively gentle slope.
• ✖ Mansard roofs are also more expensive than other types, and the installation process is typically longer.

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.

Pros of Gambrel Roofs

• ✔ Provide additional space for an additional floor or garret. Because of this, gambrel roofs are very popular in barns and sheds.
• ✔ They can provide extra storage without taking up any extra space.

Cons of Gambrel Roofs

• ✖ This style is not suitable for areas prone to heavy snow and rain, as the extreme pressure exerted by these elements can cause the roof to buckle.

Checklist: Hiring Roofing Contractors to Install a New Roof

A new roof is a significant investment, so it is prudent to ask a few questions before hiring a roofing contractor. Getting estimates from contractors is simple, but the contractor who promises to complete the job the quickest and cheapest isn't always the best option.

When looking for a reputable roofing company, asking a few questions and researching will ensure that you will get the best roof for your money.

References for Contractors

You know you should ask for references from contractors, but most contractors only provide a list of happy customers with their work. Instead, request a list of the contractor's most recent three clients.

It's critical to speak with recent clients because their experiences are a good predictor of what you can expect.

Insurance Documentation

To protect his clients from unforeseen events during the project, a roofing contractor should carry commercial liability insurance. When submitting a proposal, many contractors will include a certificate of insurance.

Qualifications of the Manufacturer

Some roofing material manufacturers require special training and/or credentials before allowing a contractor to install their products.

Enquire with the contractor about the roofing products that the company is qualified to install. The more roofing products a contractor is certified to install, the more likely you are to get the best product for your roof.

You should also ask the contractor if they have copies of the manufacturer's specification sheets. These sheets detail the proper installation methods and which fasteners, adhesives, and other materials are compatible with the roofing product.

The specification sheets will come in handy when it comes time to inspect the roof in the future.

FAQs