Roofer
How Much Does a New Roof Cost in the UK?
A new roof is one of the biggest single expenses you will face as a homeowner. Most people go through it once, maybe twice, and have no idea what a fair price looks like. This guide gives you the real numbers so you can tell the difference between a reasonable quote and someone trying it on.
Quick cost summary
A full roof replacement on a standard 3-bed semi-detached house costs between £5,500 and £14,000, with most homeowners paying around £8,000. That includes stripping the old roof, new felt and battens, new tiles, ridge tiles, all flashing, and scaffolding.
The biggest variables are the tile material you choose and the complexity of your roof. A simple gable roof with concrete tiles comes in at the lower end. A Victorian terrace with valleys, dormers, and natural slate pushes the price up significantly.
Costs by house type
Roof area is the primary cost driver. A semi-detached 3-bed has roughly 50 to 65m2 of roof area. Here is what to expect for different property types:
| House type | Approx. area | Low | Average | High |
|---|---|---|---|---|
| Mid-terrace (2-3 bed) | 35-45m2 | £3,500 | £5,500 | £9,000 |
| Semi-detached (3 bed) | 50-65m2 | £5,500 | £8,000 | £14,000 |
| Detached (4 bed) | 80-120m2 | £8,000 | £13,000 | £22,000 |
| Bungalow | 50-70m2 | £4,500 | £7,000 | £11,000 |
Bungalows are often cheaper per square metre because they are easier to access and need less scaffolding. Detached houses with hipped roofs (sloping on all four sides) cost more than gable roofs because there is more ridge and hip tile work.
Tile material costs
The tile you choose has a massive impact on the final bill. Here is how the main options compare on a per-square-metre basis (supply and fit, including battens and felt):
| Tile type | Cost per m2 | Lifespan | Notes |
|---|---|---|---|
| Concrete tiles | £80-£140 | 50-60 years | Most common and cheapest. Heavy. |
| Clay tiles | £120-£200 | 60+ years | Better colour retention than concrete. |
| Natural slate | £150-£275 | 80-100 years | Premium. Required in conservation areas. |
| Artificial slate | £100-£160 | 40-50 years | Slate look at a fraction of the weight. |
If you live in a conservation area, your local council may require you to use natural slate or a specific tile type. Check before you get quotes, because this can double the materials cost.
Scaffolding costs
Scaffolding is almost always needed for a full roof replacement and is usually included in the roofer's quote. If it is quoted separately, expect to pay £800 to £1,500 for a 3-bed semi, or £1,200 to £2,500 for a detached house.
Scaffolding hire is typically charged per week. A straightforward roof replacement on a semi takes 5 to 8 days, so one week of hire is usually enough. If the job overruns, each extra week costs £150 to £300. Make sure your quote specifies how many weeks of scaffolding are included.
When to repair vs when to replace
A full replacement is a big expense, so it is worth knowing when a repair will do the job:
Repair makes sense when:
- You have a localised leak from slipped or cracked tiles (£100 to £800 to fix)
- Flashing has failed around a chimney or wall junction (£200 to £1,000)
- Ridge tiles have come loose along part of the ridge (£400 to £1,500)
- The roof is less than 30 years old and the damage is limited
Replace is the right call when:
- Multiple areas are leaking or you are patching the same roof every year
- The felt underneath has degraded (you can see daylight from the loft)
- Battens are rotting and tiles are slipping regularly
- The roof is over 50 years old with concrete tiles, or over 80 with slate
- You are already paying for scaffolding for another job and it makes economic sense to do the roof at the same time
A good roofer will be honest about whether a repair or replacement is needed. Be wary of anyone who immediately pushes for a full replacement without explaining why. Get a second opinion if in doubt.
How long does a new roof last?
This depends entirely on the tile material:
- Natural slate: 80 to 100 years. The longest-lasting option by a wide margin.
- Clay tiles: 60+ years. Almost maintenance-free once installed.
- Concrete tiles: 50 to 60 years. The most common choice in the UK.
- Artificial slate: 40 to 50 years. Good compromise between cost and lifespan.
These assume proper installation with good ventilation. A poorly ventilated roof space leads to condensation, which rots timbers and reduces the lifespan of everything above it. Make sure your roofer includes adequate ventilation in the specification.
Regional price differences
London roofers charge 20 to 30% above the national average. A 3-bed semi roof replacement in London runs £7,000 to £18,000. The South East is similarly expensive due to high demand and labour costs.
Edinburgh and the central belt of Scotland are broadly in line with the UK average. The North of England, Wales, and rural Scotland tend to be 10 to 15% below average, though finding experienced roofers in remote areas can sometimes push prices up due to travel costs.
For a full breakdown of roofing costs in your city, check our roofer cost guide.
Getting it right
- Get at least three written quotes. Make sure each one specifies the tile type, whether scaffolding is included, and what happens if rotten timber is discovered underneath.
- Check insurance. Any roofer working on your property should have public liability insurance. Ask to see the certificate.
- Ask about the guarantee. Most roofers offer 10 to 20 years on labour, and tile manufacturers offer separate material warranties. Get both in writing.
- Inspect the timber. Once the old tiles are off, the roofer can assess the rafters and battens. Budget a 10% contingency for timber repairs. On older properties, it is rare for every rafter and board to be perfect.
- Do the gutters at the same time. If you are already paying for scaffolding, replacing fascias, soffits and gutters during a roof job adds relatively little extra cost compared to doing them separately later (£1,500 to £4,500 for a full set).