How Much Does a New Roof Cost?
The average cost to replace a roof in the UK ranges from £4,000 to £8,000, depending on the size of your property, the materials used, and how complex the job is.
If your roof is starting to leak, tiles are slipping, or you’re planning a renovation, you’re probably wondering whether it’s time for a roof replacement.
Replacing a roof is one of the biggest home improvement projects most homeowners face, but it’s also one of the most valuable ways to improve energy efficiency, safety, and the look of your property.
Average cost of a new roof in the UK
| Property Type | Average Cost (inc. VAT) | Typical Duration |
| Small terraced house | £3,000 to £5,000 | 2 to 3 days |
| Semi-detached house | £4,500 to £7,000 | 3 to 5 days |
| Detached house | £6,000 to £10,000+ | 5 to 7 days |
| Bungalow roof | £5,000 to £8,000 | 3 to 5 days |
| Flat roof (felt or rubber) | £1,500 to £3,500 | 1 to 2 days |
These prices include scaffolding, labour, materials, waste removal, and VAT. A larger or more complex roof (for example, one with dormers, valleys or chimneys) will naturally cost more. New roof cost
Typically you will consider two types of roof – a flat roof or a pitched roof. A pitched roof can be covered using clay or concrete tiles or using natural material such as slate, there are also reconstituted slates available that look almost as good as natural slate. Our roof replacement calculator can provide ballpark figures for different types of pitched roof coverings.
For a flat roof great care must be taken to ensure that it doesn’t leak as it more prone to standing water. Typically flat roofs can be covered with bitumen felt, rubber or GRP (glass reinforced plastic).
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User submitted prices
Below are prices for pitched and flat roofs provided by WhatPrice users, this can help provide an indication of what you can expect to be quoted for similar jobs across the country.
Pitched roof prices
| Job type | Roof type | Description | Price | Units | Region |
|---|---|---|---|---|---|
| New or replacement roof | Pitched roof | New summer house roof | £8,700 | Total price | West Midlands |
| New or replacement roof | Pitched roof | Reroofing. Spanish slate. end terrace with5 elevations | £24,000 | Total price | Yorkshire & the Humber |
| New or replacement roof | Pitched roof | It’s a simple straightforward pitch roof to do on clay tiles. | £100 | Labour only | London |
| New or replacement roof | Pitched roof | 4 bed semi, strip & reuse clay tiles + extras, scaffold, breathable membrane, battens, pvc fascias, soffits & guttering. | £10,725 | Total price | South East |
| New or replacement roof | Pitched roof | Full re roof removing Welsh slates, strip old battens, fe felt and batten, re tile using existing slates, re bed and point ridge, labour materials scaffolding on mid terraced. | £4,225 | Total price | North West |
| New or replacement roof | Pitched roof | 5 bedroom detached House on Merseyside. Scaffold all round the property, 4 skips, 200 square metres of rosemary tiles, felt batten and dry hip/ridge system by klober, half round tiles. Straighten warped timbers, new leadwork to 3 stacks, new soffits, fascias, gutters, 2 velux windows installed, project managed the job myself to save £1000’s. | £22,440 | Total price | North West |
| New or replacement roof | Pitched roof | All labour, breathable felt, treated slate battens, all nails, hip irons, sand cement, extra slates, removal of all trade waste. This is for a re felt roof of a semi detached house. Using same slate tile as took off. | £3,370 | Total price | North West |
| New or replacement roof | Pitched roof | New roof – Semi detached house. Erect scaffolding, strip off old tiles, felt and battens. Install new breathable felt, battens and clay redland tile. New lead works around chimney breast. | £7,420 | Total price | Scotland |
| New or replacement roof | Pitched roof | Re-tiled roof, detached house. New plywood boards, breathable membrane, battens and tiles. Also 2 Velux windows installed, uPVC fascias and soffits and deep flow gutters. Took 5 days to complete. Was a really good job. Also cheaper than the other quotes. | £8,900 | Total price | Scotland |
| New or replacement roof | Pitched roof | Full strip of semi detached with three sided roof. new felt and batons and Redland pan tiles. Secret gutter. code four lead to chimney. 3 roof air vents and one extraction vent. all inc. | £6,330 | Total price | West Midlands |
| New or replacement roof | Pitched roof | Re-tile commercial roof with Hadrow Slates. Reuse felt and battens, as good condition. Including scaffolding etc. | £100 | Per m² | North East |
| New or replacement roof | Pitched roof | full strip and recover of old slates and new membrane and laths and covered with Eternit slates, all scaffolding provided as well as skip hire also. | £5,092 | Total price | North East |
| New or replacement roof | Pitched roof | re-roof a bungalow with concrete tiles on felt. size of roof = 20mtrs long by 8mtrs wide | £2,950 | Total price | South West |
| New or replacement roof | Pitched roof | Strip slates and lathes, breathable felt re-lathe re slate 50m2 re bed ridge including scaffold | £3,690 | Total price | North West |
| New or replacement roof | Pitched roof | Strip and replace roof on end of terrace property with gable end, house footprint approx 6m x 5m. Remove clay tiles and replace with pan-tile type. Includes permits from council, scaffolding, re-pointing chimney and installation of new lead on bay window. | £3,350 | Total price | North East |
| New or replacement roof | Pitched roof | Recently had my roof done, new breathable felt Batons and ridges. They re-used original blue slate allowing 20% for broken slate. Scaffold, two velux windows and guttering included in total price. | £5,900 | Total price | Yorkshire & the Humber |
| New or replacement roof | Pitched roof | Had roof tiles removed. New felt batten uPVC fascias soffits and gutter. Loft insulated chimneys capped and roof re-tiled with existing roof tiles. New hips and lead to chimney and valleys. Roofer supplied labour only, worked alone. (I supplied scaffold and materials which he measured and listed for me). Great job. 11 days start to finish. | £2,330 | Total price | South East |
| New or replacement roof | Pitched roof | Supply and install roof tiles including breather membrane, battens and tiles . Also Lead flashing ( 14m ). Included fit only Velux roof lights. Total roof area 40m2 . | £3,425 | Total price | North West |
| New or replacement roof | Pitched roof | Change a flat roof of 10 square metres to a pitched roof with slate | £4,000 | Total price | London |
| New or replacement roof | Pitched roof | Remove old brick shed roof and replace with new timber pitched roof and tile and gutter replace 4m by 6m. | £1,550 | Labour only | South East |
| New or replacement roof | Pitched roof | New roof on 6m x 4.5m extension in reclaimed welsh slates. Includes labour only for felting, battens, fix slates and lead soakers to gable end. | £1,525 | Labour only | North East |
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Flat roof prices
| Job type | Roof type | Description | Price | Units | Region |
|---|---|---|---|---|---|
| New or replacement roof | Flat roof | New roof on 3 bedroom terrace house. | £100 | Daily rate | South East |
| New or replacement roof | Flat roof | Old felt roof leaking. Laid new 2 layer high tensile felt roof with 100mm thick insulation board over old felt finish. Approximate area 15 square metres. | £1,480 | Total price | North West |
| New or replacement roof | Flat roof | Replacing of front bay roof to fiberglass, lead flashing, repointing and changing of gutter in the bay. | £3,420 | Total price | South East |
| New or replacement roof | Flat roof | Garage flat roof done in grp. | £2,415 | Total price | North East |
| New or replacement roof | Flat roof | Replace leaking garage roof Remove existing felt and chipboard and dispose of same. Replace with new chipboard and Firestone EPDM membrane. Replace 1 x 6m soffit and fit new gutter and down pipe. | £2,750 | Total price | East of England |
| New or replacement roof | Flat roof | 18 square metres flat roof. remove old felt and replace with Protan membrane. | £2,825 | Total price | South East |
| New or replacement roof | Flat roof | Full GRP refit to flat roof 12sq M . Price included stripping and disposal of felt, replaced roofing board with OSB3, had choice of colour for the finish. the job looked excellent when finished. With a 15 guarantee the headache of a leaking roof is finally behind us | £1,400 | Total price | North West |
| New or replacement roof | Flat roof | Replace 3 ply felt on 2 dormer flat roofs each 8×2 metres. No change in decking. | £90 | Per m² | South East |
| New or replacement roof | Flat roof | flat roof 4*6m new boards furring strips 3 layers of HT felt stuck with hot bitumen remove all rubbish | £1,900 | Total price | West Midlands |
| New or replacement roof | Flat roof | Quote for a flat roof replacement with fibreglass GRP system. For a large flat roof extension plus another small section approximately 40 sq metres | £4,130 | Total price | East of England |
| New or replacement roof | Flat roof | 66m2 of roof – total strip back for new batten felt and new cornish slate, lead replaced on flashings and large box gutter, new fascia, new ridge tiles. | £27,400 | Total price | South West |
| New or replacement roof | Flat roof | Flat roof. Replace decking, install insulation and fix a 3 layer felt system. | £1,270 | Total price | London |
| New or replacement roof | Flat roof | Remove old felt roof and boards 18 m2, replace the 18mm osb and firestone rubber. | £1,450 | Total price | North East |
| New or replacement roof | Flat roof | Re-roofing of garage. Garage 7′ x 3′ approximately. Removal of old felt roofing, replacement of old battens, installation of rubber roofing. 10 year guarantee. | £1,830 | Total price | North West |
| New or replacement roof | Flat roof | Remove the old flat roof back to joists the roof is 43m2 give the joists a fall of 3″ re-board, Fiberglass trimmings and edges, fiberglass the whole roof and top coat seal edges and lead mate. Bag up old roof and load van. | £1,980 | Total price | North West |
What affects the cost of a new roof?
Every roof is different, and several key factors determine your total cost.
1. Roof size and pitch
The larger the surface area and the steeper the pitch, the more materials and labour are required. Flat roofs are usually cheaper than pitched roofs because they need fewer tiles and less scaffolding.
2. Roofing material
Material choice is one of the biggest cost drivers. Here’s what to expect:
| Roofing Material | Average Cost per m² | Typical Lifespan | Notes |
| Concrete tiles | £40 to £60 | 40 to 60 years | Affordable and widely used |
| Clay tiles | £60 to £100 | 60 to 100 years | Traditional and durable |
| Natural slate | £80 to £150 | 75 to 150 years | Premium, long-lasting finish |
| Felt flat roof | £40 to £70 | 15 to 25 years | Budget-friendly for flat roofs |
| EPDM rubber | £70 to £100 | 25 to 40 years | Low maintenance and durable |
| Fibreglass (GRP) | £80 to £120 | 30 to 50 years | Seamless and weatherproof |
3. Roof access and scaffolding
Scaffolding is usually required for safety and easy access. Expect to pay £800 to £1,500 depending on roof height and complexity.
4. Location
Labour rates vary by region. Homeowners in London and the Southeast may pay 10 to 20% more than those in the North of England, Scotland or Wales.
5. Roof complexity
Roofs with multiple valleys, dormers, skylights, or chimney stacks take longer to replace and require more materials.
6. Structural repairs
If the underlying structure or roof timbers are damaged, additional repairs can add £500 to £2,000 to the total cost.
Signs you might need a new roof
Replacing a roof isn’t something you do often but knowing when to invest in one can save you from costly repairs later. You might need a new roof if you notice:
- Missing, cracked, or broken tiles
- Persistent leaks or damp patches in the loft
- Sagging areas or uneven rooflines
- Significant moss, algae, or rot
- Your roof is over 40 years old
If you’re unsure, a roof inspection or roof condition report from a qualified roofer can help you decide whether repair or replacement is the better option.
What’s included in a roof replacement?
A full roof replacement typically includes:
- Erecting scaffolding around the property
- Removing old roof tiles and underlay
- Inspecting and repairing roof timbers if necessary
- Installing new underlay and battens
- Laying new tiles, slates, or flat roofing material
- Repointing ridges and verges
- Fitting new lead flashing, fascias, or guttering (if required)
- Final inspection and waste disposal
Your roofer should also ensure the roof meets current Building Regulations, including insulation and ventilation standards.
New roof vs. roof repair
Sometimes, a simple repair can extend the life of your existing roof, but not always. Here’s a quick comparison:
| Type of Work | Typical Cost | When to Consider |
| Minor repair | £150 to £600 | Small leaks or tile replacement |
| Partial re-roof | £1,000 to £3,000 | Localised damage |
| Full re-roof | £4,000 to £8,000+ | Widespread wear or structural issues |
If your roof is approaching the end of its lifespan, a full replacement is more cost-effective in the long run, reducing maintenance costs and improving energy efficiency.
Do you need planning permission for a new roof?
In most cases, you don’t need planning permission to replace a roof if the new one is similar in appearance to the old. However, you will need approval if:
- You’re altering the roof height or shape
- You live in a conservation area or listed building
- You’re adding features such as dormers or skylights
All roof replacements must comply with UK Building Regulations, covering insulation, structure, and ventilation. Your contractor or local authority can help ensure compliance.
Choosing a qualified roofer
Hiring the right contractor is essential for quality and peace of mind. Look for roofers who are:
- NFRC (National Federation of Roofing Contractors) or CompetentRoofer members
- Fully insured and able to provide a written warranty
- Happy to supply references or recent work examples
- Providing clear, itemised quotes
A professional roofer should give you a guarantee of 10 to 25 years, depending on materials and workmanship.
Frequently asked questions
How long does a new roof take to install?
Most roofs take between 3 and 7 days, depending on size, materials, and weather conditions.
How long does a new roof last?
A well-installed roof can last 40 to 100 years, depending on materials and maintenance.
Can I stay in my house while my roof is replaced?
Yes. Roofers work externally, though there will be some noise and vibration during the project.
Will a new roof add value to my home?
Yes a new roof improves curb appeal, energy efficiency, and can add 3 to 5% to your property’s value.
Should I replace my gutters at the same time?
If your gutters are old or leaking, it’s often cost-effective to replace them during a re-roof.
A new roof in the UK typically costs between £4,000 and £8,000, depending on your property size, location, and materials. While it’s a major investment, it offers decades of protection and peace of mind and can even increase your home’s value.
To get an accurate price, always request at least three quotes from reputable, insured roofers, and ensure their work complies with Building Regulations.
