Cost of a New Roof in the UK (2025)
A full re-roof costs £5,000–£15,000 for most homes. The biggest factors are property size, roof pitch, and the materials chosen.
What does a full re-roof involve?
A full re-roof strips all the existing tiles or slates, replaces the roofing felt (or modern breathable membrane), re-battens the roof, and lays new tiles or slates. Most roofers will also inspect and replace any damaged timbers as part of the job. Scaffolding is always required and is usually included in quotes from reputable roofers.
Repair vs full replacement
If your roof is under 15 years old and has isolated issues (a handful of cracked tiles, minor flashing problems), repair is almost always the right choice. If the roof is 20+ years old, has widespread tile failure, or shows signs of sagging or structural deterioration, a full replacement delivers better long-term value than repeated repairs.
Choosing roof materials
Concrete tiles are the most affordable option (£500–£900 per 100m²). Clay tiles are more expensive but longer-lasting and better looking (£700–£1,200 per 100m²). Welsh slate is premium (£1,000–£1,800 per 100m²) but can last 100+ years. For flat roofs, EPDM rubber is now preferred over felt for its durability and 20+ year lifespan.
Cost Breakdown
All prices are indicative UK averages for 2025. Actual costs vary by location, specification, and contractor. London and South East rates are typically 20–35% higher.
| Item | Low | High |
|---|---|---|
| Re-roof terraced house | £5,000 | £9,000 |
| Re-roof semi-detached | £6,500 | £11,000 |
| Re-roof detached (4-bed) | £9,000 | £18,000 |
| Flat roof replacement (garage) | £800 | £1,800 |
| Fascia, soffit & guttering (semi) | £1,200 | £2,500 |
| Tile repair (handful of tiles) | £150 | £400 |
What Affects the Cost?
- ✓Roof area — the biggest cost driver
- ✓Pitch of the roof — steep pitches take longer and are harder to access
- ✓Materials chosen — concrete, clay, or slate
- ✓Condition of the timber structure — rot will add cost
- ✓Scaffolding requirements
- ✓Chimney, skylights, or dormers to work around
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Post a Job — It's FreeFrequently Asked Questions
How long should a roof last?
Concrete tiles: 30–50 years. Clay tiles: 60–100 years. Welsh slate: 80–150 years. Modern EPDM flat roofs: 20–30 years. Felt flat roofs: 10–15 years. The underlying timber structure should last the life of the building if kept dry.
Do I need planning permission for a new roof?
Like-for-like replacements (same materials, same style) do not require planning permission. Changing the materials or style of a roof in a conservation area may require consent. Always check with your local authority if in doubt.
Should scaffolding be included in the roofing quote?
Yes — a reputable roofer will always include scaffolding in their quote. Be very wary of roofers who cold-call, offer to do the job without scaffolding, or ask for full payment upfront. These are hallmarks of rogue traders.
How can I tell if my roof needs replacing?
Signs include daylight visible through the roof from inside, sagging roof line, widespread slipped or broken tiles, water ingress after rain, or a failed survey. An independent roof inspection typically costs £75–£150.