Cost of a New Roof: What Affects the Price
Roof replacement costs depend on the size and pitch of the roof, the covering material, and whether the structural timbers underneath need attention. Here's what drives the figure.
Short answer: a full re-roof on an average semi-detached house typically costs from around £6,000 to £12,000 with concrete tiles, more with clay tiles or natural slate, and less for a smaller flat roof section using felt, GRP fibreglass or EPDM rubber. Roof size, pitch, access and the condition of the timbers underneath all move the figure.
What drives the cost
- Covering material: concrete tiles are generally the most affordable, clay tiles cost more, and natural slate is usually the most expensive per square metre
- Roof size and pitch: a larger roof area and a steeper pitch both increase labour time and scaffolding requirements
- Structural timbers: if the battens or rafters underneath are rotten or undersized, they need replacing before new covering goes on, which adds cost but shouldn't be skipped
- Access and scaffolding: a roof that's hard to access, or a terraced house without side access, can need more scaffolding than a detached property
- Waste removal: stripping an old roof generates a significant amount of waste that needs skip hire or licensed disposal
Repair versus full replacement
A roof with isolated damage, a handful of slipped tiles or a single area of failed flashing, is usually a repair rather than a full re-roof. Widespread tile failure, a roof significantly past its expected working life, or structural sagging generally point toward replacement being the more sensible long-term option, since repeated repairs on a failing roof rarely represent good value.
Why an inspection matters before you get a quote
A roof can look sound from ground level while hiding problems that only show up close up, particularly around valleys, chimneys and flashing details. A proper inspection, including drone inspection where scaffolding access isn't yet justified, gives an accurate picture of what actually needs doing before you commit to a full re-roof.
Costs vary by property, specification, access and location, and change over time. The figures here are general guidance for typical UK projects at the time of publication, not a quotation. For an accurate cost for your own project, request a written, itemised quote.
Talk to us about your project
Tell us about the property and what you have in mind. We'll arrange a site visit and provide a written, itemised quotation.