Price Guide

How Much Does a Roofer Really Cost?

Compare prices for 14 services across 342 UK locations. Data-driven pricing updated for .

14 services priced 342 cities covered Updated

National pricing

Roofer Prices

National average prices. Select a city below for local pricing.

All prices include materials and labour unless stated otherwise. Prices verified 2026

Replace Roof Tiles (per m2)

Low

£80

Average

£140

High

£275

Per m2 basis

More details

Stripping and replacing roof tiles on a per square metre basis. Includes removing the old tiles, checking and replacing the wooden strips they sit on if needed, and fitting new tiles.

~54% labour, ~46% materials

What affects the price

  • Tile type (concrete, clay, slate, natural stone)
  • Roof pitch and accessibility
  • Whether new battens and felt are needed
  • Scaffolding requirements

Full Roof Replacement (3-Bed Semi)

Low

£5,500

Average

£8,000

High

£14,000

5-8 days

More details

A complete new roof on a typical 3-bed semi-detached house. Everything is stripped back and replaced — the waterproof underlayer, wooden strips, tiles, the ridge along the top, and all the metal weatherproofing where the roof meets walls or chimneys.

~47% labour, ~53% materials

What affects the price

  • Roof area and complexity (dormers, valleys, hips)
  • Tile material chosen (concrete, clay, natural slate)
  • Condition of existing timber structure
  • Scaffolding hire duration

Flat Roof Repair

Low

£150

Average

£450

High

£1,000

Half day to 1 day

More details

Repairing a leaking or damaged flat roof. The roofer patches the damaged area, reseals joints, or replaces a section of the waterproof covering.

~73% labour, ~27% materials

What affects the price

  • Size of the damaged area
  • Roof covering type (felt, EPDM rubber, fibreglass/GRP)
  • Whether the decking boards beneath need replacing
  • Accessibility of the roof

Flat Roof Replacement

Low

£1,250

Average

£2,500

High

£4,500

2-4 days

More details

Completely replacing the waterproof covering on a flat roof, typically on a garage or extension. The old covering is stripped off, the wooden boards underneath are replaced if needed, and a new waterproof layer is fitted.

~50% labour, ~50% materials

What affects the price

  • Roof area
  • Material chosen (felt, EPDM rubber, fibreglass/GRP, lead)
  • Whether timber decking needs replacing
  • Insulation requirements

Roof Leak Repair

Low

£100

Average

£350

High

£800

2-4 hours

More details

Finding and fixing a roof leak. This could involve replacing slipped or cracked tiles, resealing the metal weatherproofing strips where the roof meets a wall, or patching a section of flat roof.

~76% labour, ~24% materials

What affects the price

  • Difficulty in locating the leak source
  • Whether scaffolding or a cherry picker is needed
  • Number of tiles or area needing repair
  • Roof type (pitched, flat, valley)

Chimney Repointing

Low

£400

Average

£750

High

£1,200

1-2 days

More details

Replacing the crumbling cement between the bricks on your chimney. The old mortar is scraped out and replaced with fresh mortar. Also includes checking the cement bed that holds the chimney pots in place.

~87% labour, ~13% materials

What affects the price

  • Chimney size and number of pots
  • Condition of existing brickwork
  • Scaffolding or access requirements
  • Whether flaunching also needs replacing

Chimney Removal

Low

£1,500

Average

£2,500

High

£4,500

2-4 days

More details

Taking down the chimney from roof level, sealing the top of the remaining brickwork, and tiling over where it was. A vent tile is fitted to let air circulate and prevent damp. Does not include removing the chimney inside the house.

~84% labour, ~16% materials

What affects the price

  • Chimney size and height
  • Whether it is a shared (party wall) chimney
  • Scaffolding requirements
  • Roof tile matching for the infill area

Install or Replace Roof Flashing

Low

£200

Average

£500

High

£1,000

Half day to 1 day

More details

Replacing the lead weatherproofing strips where your roof meets a wall, chimney, or other join. These strips stop rainwater getting in at the junctions. Includes cutting into the brickwork and shaping the lead to fit snugly.

~70% labour, ~30% materials

What affects the price

  • Length of flashing required
  • Location (chimney, abutment wall, valley)
  • Lead code/thickness needed
  • Whether scaffolding is required

Gutter Repair

Low

£70

Average

£150

High

£300

1-2 hours

More details

Repairing a leaking, sagging, or damaged section of guttering. Includes replacing brackets, joints, or short lengths of gutter and clearing blockages.

~80% labour, ~20% materials

What affects the price

  • Type of repair needed (joint, bracket, section)
  • Gutter material (uPVC, cast iron, aluminium)
  • Height and accessibility
  • Whether downpipe work is also needed

Gutter Replacement (Full House)

Low

£450

Average

£850

High

£1,500

1-2 days

More details

Replacing all guttering and downpipes on a typical 3-bed house (approximately 30-40 metres). Includes removing old gutters, fitting new brackets, gutters, downpipes, and connections.

~62% labour, ~38% materials

What affects the price

  • Length of guttering needed
  • Material chosen (uPVC, aluminium, cast iron)
  • Number of downpipes and connections
  • Height and scaffolding or ladder requirements

Fascia and Soffit Replacement

Low

£1,500

Average

£2,750

High

£4,500

2-4 days

More details

Replacing the boards around the edge of your roof. The fascia is the board that faces outward (where the gutter attaches) and the soffit is the board underneath that tucks under the roof overhang. Includes removing the old boards and fitting new low-maintenance plastic ones with ventilation.

~64% labour, ~36% materials

What affects the price

  • Length of roofline (typically 30-50 metres)
  • Material chosen (uPVC, timber, aluminium composite)
  • Whether guttering is also being replaced at the same time
  • Scaffolding hire duration

Install a Roof Window (Velux)

Low

£900

Average

£1,500

High

£2,500

1-2 days

More details

Installing a new roof window (commonly called a Velux) into your existing sloped roof. Includes cutting the opening through the tiles and timber, fitting the window with a weatherproof surround, and finishing the inside.

~47% labour, ~53% materials

What affects the price

  • Window size and opening type (centre-pivot, top-hung)
  • Whether structural timbers need cutting and trimming
  • Roof tile type (affects flashing kit needed)
  • Internal finishing (plaster reveals, cladding)

Ridge Tile Repair or Replacement

Low

£400

Average

£800

High

£1,500

1-2 days

More details

Fixing or replacing the tiles that run along the very top of your roof (the ridge). These often come loose over time as the cement underneath cracks. The roofer removes the old tiles and re-fixes them with fresh cement, or fits a modern clip system that lasts longer.

~76% labour, ~24% materials

What affects the price

  • Length of ridge (full ridge vs a few tiles)
  • Whether a dry ridge system is being fitted instead of mortar
  • Tile matching requirements
  • Scaffolding or access requirements

Roof Insulation

Low

£400

Average

£900

High

£1,700

1-2 days

More details

Adding or topping up insulation in your loft to reduce heat loss and lower energy bills. The insulation is laid between the joists on the loft floor (or between the roof rafters if the loft is used). Current building regulations require at least 270mm thickness.

~44% labour, ~56% materials

What affects the price

  • Roof area and type (loft floor, between rafters, flat roof)
  • Insulation material (mineral wool, rigid board, spray foam)
  • Current insulation depth and condition
  • Accessibility of the loft space

Popular locations

Roofing Costs by City

London

£100–£340

Birmingham

£75–£255

Leeds

£80–£265

Glasgow

£85–£290

Sheffield

£80–£270

Manchester

£80–£270

Bradford

£70–£240

Edinburgh

£90–£315

Liverpool

£80–£270

Bristol

£85–£295

Coventry

£75–£265

Leicester

£70–£235

Local pricing

Find Roofer Costs in Your City

Browse all 342 cities for local roofer pricing.

Barking and Dagenham Barnet Bexley London
Brighton Milton Keynes Reading Southampton
Bournemouth Bristol Gloucester Plymouth
Colchester Luton Norwich Peterborough
Birmingham Coventry Stoke-on-Trent Wolverhampton
Derby Leicester Northampton Nottingham
Bradford Leeds Sheffield York
Bolton Liverpool Manchester Warrington
County Durham Middlesbrough Newcastle upon Tyne Sunderland
Blaenau Gwent Bridgend Cardiff Swansea
Aberdeen Dundee Edinburgh Glasgow
Belfast

Regional comparison

Replace Roof Tiles (per m2) by City

Average cost of replace roof tiles (per m2) across key UK cities.

London
+24% £175
Manchester
-2% £135
Birmingham
-7% £130
Glasgow
+5% £145
Bristol
+7% £150
Leeds
-3% £135
Cardiff
-2% £140
Belfast
-13% £120

Overview

What Does a Roofer Do?

A roofer provides professional services covering roof repairs, replacements, guttering, chimney work and insulation. They handle everything from routine maintenance and inspections to full installations and emergency repairs. Whether you need a small repair or a major project, hiring a qualified roofer ensures the work is done safely, to code, and to a professional standard.

You should hire a roofer whenever you need work that requires specialist skills, tools, or qualifications. Many types of roofer work are regulated and must be carried out by a certified professional. Attempting DIY on regulated work can be dangerous, void your insurance, and create costly problems down the line.

Pricing for roofer services depends on the complexity of what you need, the options chosen, and where you live in the UK. Simpler services sit at the lower end of the scale, while more involved or premium options will be significantly more expensive. The prices on this page give you a realistic range for each type of service so you know what to expect before getting quotes.

When hiring a roofer, always get at least three quotes from different tradespeople. Read recent reviews and ask for references. Always check qualifications, insurance and recent reviews. A reputable roofer will be happy to provide a detailed breakdown of costs and explain exactly what is included in their quote.

Related services

Related Services

Services often needed alongside a roofer.

Builder UK price guide £30,000–£80,000 Scaffolding UK price guide £600–£1,400 Gutter Services UK price guide £50–£110 Chimney Sweeping UK price guide £60–£130 Damp Proofing UK price guide £250–£1,000 Carpentry UK price guide £70–£200 Painting & Decorating UK price guide £200–£650 Plastering UK price guide £400–£1,000 Heat Pump Installation UK price guide £8,000–£15,000

Common questions

Frequently Asked Questions

Common questions about roofer costs in the UK.

How long does a new roof last?
A slate roof can last 80-100 years, concrete tiles 50-60 years, and clay tiles 60+ years. Flat roofs with modern membranes (EPDM, fibreglass) last 20-30 years. Felt flat roofs may only last 10-15 years. Lifespan depends heavily on installation quality, ventilation and ongoing maintenance.
Do I need scaffolding for roof repairs?
Most roof work requires scaffolding for safe access and to comply with working-at-height regulations. Simple repairs to a low single-storey roof might be done from a ladder, but anything involving replacing tiles, flashing or working near the ridge will need scaffolding. Scaffold hire is usually included in the roofer quote.
How do I know if my roof needs replacing or just repairing?
If damage is limited to a few slipped or broken tiles, flashing repairs or a small area of flat roof, a repair is usually sufficient. If there is widespread deterioration, sagging, multiple leaks, or the roof is approaching the end of its expected life, a full replacement is more cost-effective than repeated repairs.
What is the best material for a flat roof?
Fibreglass (GRP) and EPDM rubber are the most popular flat roof materials in the UK. Fibreglass is seamless, very durable and comes with 20-30 year guarantees. EPDM is cheaper, flexible and easy to repair. Traditional felt is the budget option but has a shorter lifespan. Avoid the cheapest option for long-term value.
How can I tell if a roofer is trustworthy?
Look for NFRC membership, public liability insurance, and a physical business address. Ask for references and check online reviews. Genuine roofers will never cold-call or knock on your door offering work. Be especially cautious of anyone who claims to have spotted damage from the street or offers a suspiciously low price.
Does roof work need building regulations approval?
Replacing like-for-like roof tiles generally does not need building regulations approval. However, if you are re-roofing more than 25% of the roof area, upgrading insulation, or making structural changes, building regulations apply. Your roofer should handle this through a competent person scheme or your local authority.
What is a dry ridge system and is it worth the extra cost?
A dry ridge system uses mechanical clips and rubber seals instead of cement mortar to fix the ridge tiles along the top of your roof. It costs £200-£500 more than traditional mortar but lasts much longer because mortar cracks and crumbles over time. Most new roofs now use dry ridge systems as standard and they come with 20+ year guarantees.
Should I get my roof inspected regularly?
A visual check from the ground every spring and autumn is sensible, looking for slipped tiles, blocked gutters, or damaged flashing. A professional roof inspection every 5-10 years catches problems early and costs around £100-£200. Fixing a few slipped tiles is far cheaper than dealing with water damage from a leak that has gone unnoticed.
Can I claim roof damage on my home insurance?
Storm damage and sudden events are usually covered by buildings insurance, but gradual wear and tear is not. If a storm damages your roof, photograph the damage, report it to your insurer promptly, and get temporary protection in place. Your insurer may require you to use their approved contractor or get three independent quotes.
How much does a roofer cost in the UK?
The most common roofer job, replace roof tiles (per m2), costs between £80 and £275 nationally, with an average of £140. Prices vary depending on the scope of work, materials used, and your location within the UK.
What affects roofer prices?
The main factors are the complexity and scope of what you need, the options and products chosen, and your location. London and the South East are typically 15-35% more expensive than northern regions. Getting multiple quotes is the best way to ensure a fair price.
How do I find a reliable roofer?
Get at least three quotes from different tradespeople, check recent reviews and references, and ask for a detailed written quote that breaks down all costs before committing. Always check qualifications, insurance and recent reviews.
Do roofer prices vary by location?
Yes, significantly. London is the most expensive area, with prices typically 20-35% above the national average. The South East is also above average. Northern England, Wales, Scotland and Northern Ireland tend to be 5-15% below the national average. Our city pages show exact local pricing for 342 UK locations.
Do the prices shown include materials?
The prices on this page include all typical costs. However, when getting real quotes, always confirm what is and isn't included. Some tradespeople break out costs separately, while others give an all-in price. Ask for a detailed breakdown before agreeing to any work.
When is the best time to hire a roofer?
Demand for roofer services tends to peak in autumn and winter, which can mean longer wait times and higher prices. If your job isn't urgent, booking during spring or summer may get you a better rate and faster availability. Emergency work will always cost more regardless of the time of year.