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.

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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. As a result, ensuring that your roof is in excellent condition is critical.

If you neglect maintenance or repairs for an extended period, re-roofing can become prohibitively expensive. In addition, you may need to replace someone from time to time, which can be draining and time-consuming. As a result, we will go over the various costs of a new roof and what you should assume when having one installed.

The cost of your roof project will be determined by two factors: the size of the roof, and the material used. A felted garage roof, for example, will be much less expensive than a slate roof for a four-bedroom detached home.

So, how much is a new roof in 2025?

The average cost of a roof replacement in the UK will be between £5,000 and £6,000. At the low end of the scale, replacing the felt roof on a garage should cost around £1,000, whereas replacing all the slate tiles on a large family home could cost £12,000. New roof prices in London and the southeast may be higher due to increased demand.

The only way of finding out exactly how much your new roof will cost is to request some estimates from local roofing specialists. Because every house is unique, averages become so general that they lose some meaning. The size of the roof is proportional to the size of the house and the number of roof plates.

A feature that impacts the cost of a roof replacement are 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. Smaller tiles take longer to install, and will increase labour hours - and your overall roof replacement cost.

When scoping out the work, you should ask your roofing specialist if it's necessary to replace any of the support structures due to rot. If the answer is yes, your new roof price is set to rise.

The height of your house, and the amount of scaffolding that is required, also plays a large part in your overall fees. Houses sprawling over several storeys will need more scaffolding than a bungalow, for instance, making the total cost of roof replacement increase.

If you're planning on upgrading or restyling the roof to add features like a chimney and dormer windows for a loft conversion, or installing roof tile vents or rigid eaves, you'll encounter higher costs. Even if you're not planning on extending your home or roof, the existing design of your roof and its complexity will wager into your final cost.

A non-negotiable affecting the cost of roof replacements is simply where you live in the country. Any construction work is more expensive in metropolitan areas, usually in London, where the cost of living is higher.

With this being said, purchasing and installing a new roof increases the property value of your home, and is one improvement that many people make before selling or building a house. Some estimates show that this could raise your return on investment (ROI) by more than 50% - more than a new kitchen - so it's something to consider when deciding on a new roof.

When re-roofing, several factors contribute to increasing the value of your property - but, simply replacing it will make the roof last longer and function better. You should try to get the best components and workmanship possible for this, as this will improve the build quality and increase the value when it comes time to sell.

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:

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, who 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, the roof tile is an excellent option. However, one tile can cost £1, 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. The material determines the price, and the surface was chosen. This type of supply costs £95 to £100 per m².

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. This typically costs £32 in materials.

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 the most difficult to install roofing material, and costs £15.

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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

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 done. You will also be required to hire the scaffolding for six to eight weeks.

Suppose all you need is a small tower. This would be to finish a job such as repairing hip tiles or guttering. You can expect to pay anywhere between £640 and £1,210 for the entire hire.

The cost of hiring scaffolding for a large project, such as painting the outside of a detached home, will be much higher. You should plan on spending between £7,500 and £11,500.

When you hire scaffolding, you will be charged according to several factors. First, you will have to pay for the hire of your scaffolding and have it put up and taken down.

This, combined with the type of job you require the scaffolding for, results in a wide range of scaffolding hire costs. In most cases, you will usually be charged per week that the scaffolding is rented.

Removing Asbestos from a Roof

Because of its ability to take in sound and provide thermal insulation, asbestos was once one of the most popular building materials. But unfortunately, the harmful side effects were not discovered until much later. Today, we understand that the many dangers of asbestos far outweigh any potential benefits.

If you have even the slightest idea that asbestos may be present in your home, make sure you find a professional in your area who has the necessary qualifications and experience to analyse the safety impact and carry out the safe removal if necessary. Typical asbestos roof removal costs £2,000 to £2,500.

Solar Tiles

Solar panels are now almost common on UK roofs as solar energy has evolved over the last few years, and prices have dropped dramatically, making them cost-effective for homeowners to install.

New and improved technologies have also increased their efficiency, resulting in higher power output and a longer lifespan. Solar panels now appear sleeker and more futuristic than they did previously. This typically costs between £2,000 and £14,000 to install solar panels on your roof.

Fascias and Soffits

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.

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 £200 in materials and around £600 in labour, with the job taking about one day, assuming no complications or setbacks.

The size of the soffits should also be considered. For example, if you live in a tall home that isn't particularly large in surface area, you'll naturally require fewer materials to cap your home. Similarly, the price will rise if the opposite is true for buildings such as bungalows, which tend to cover more land.

Gutter Cleaning

The average ccost of having your guttering cleaned is between £100 and £425 (depending on the size of your guttering). The cost is determined by the size of your property and, as a result, the length of the guttering.

Cleaning the guttering on a two-storey semi-detached house will cost around £100. The size and type of guttering can also impact the overall cost of the job.

The total bill is affected by the type and size of the house and the length of the guttering. Another factor to think about is your location in the UK. Because contractors charge different rates in different markets across the country, the cost of gutter cleaning can vary depending on where you live.

Roofing Labour Cost Per M² and Timescales

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.

Roofing typically takes 24 hours to complete, and can take up to 3 days. In some cases, such as non-residential buildings, the three-day deadline is increased, and the project may take about a week to complete. The number of days required for roofing will be determined by the size of your area.

The bigger the building, the larger the roofing surface area, and thus the longer the roofing will take. The number of people involved in the roofing process can either speed up or slow down the process.

For various reasons, roofing labour comes in a variety of price ranges. The first reason is that tradespeople can be found in various locations. As a result, they may be less expensive the closer they are to you. Another factor contributing to the disparity in charges is skill set.

Some tradesmen have more experience than others. Therefore, they can charge more. The usual price range for roofing labour is between £150 and £300 per square metre.

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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 up to £1,000 on a large family 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 re-used. 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 portions 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, deciding to leave 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.

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