Quick answer: A full roof replacement in the UK can vary significantly depending on property size, roofing material, and location. A typical 2-3 bedroom terraced or semi-detached house may cost approximately £6,750–£14,000, while larger or more complex properties can cost considerably more. Use the calculator below for an estimate based on your own property.
Calculate Your New Roof Cost
A national average can only provide a rough starting point because roof replacement costs vary by property size, roofing material, location and roof complexity. Use our free calculator below to estimate the cost based on your own property details.
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New Roof Cost by Property Type
| Property Type | Tiled Roof | Slate Roof | Installation Time |
|---|---|---|---|
| 2–3 Bed Terraced/Semi | £6,750–£9,500 | £8,500–£12,000 | 3–5 days |
| 3–4 Bed Detached | £9,000–£13,500 | £12,000–£18,000+ | 5–7 days |
| Flat Roof (Garage/Extension) | £1,500–£4,000 | — | 1–3 days |
Complex rooflines with dormers, valleys, or multiple chimneys typically push costs toward the higher end of these ranges.
New Roof Cost by Material
| Material | Cost per m² | Typical Lifespan |
|---|---|---|
| Concrete tiles | £80–£100 | 30–50 years |
| Clay tiles | £100–£130 | 50–60 years |
| Natural slate | £120–£160 | 80–100+ years |
| EPDM rubber (flat) | £60–£95 | 25–40 years |
Concrete tiles offer the lowest upfront cost, but slate's much longer lifespan often makes it worth considering over a long ownership horizon, particularly on period or listed properties.
What's Included in a New Roof Quote?
A properly itemised roofing quote should break down each of the following separately, not bundle them into one vague figure:
- Labour
- Tiles or slates
- Underlay
- Battens
- Scaffolding
- Waste removal
- Flashing
- Possible timber repairs (if decking or rafters are found to be damaged once old covering is stripped)
If a quote doesn’t clearly separate these, it’s worth asking the roofer to itemise it before you commit — this is one of the most common sources of disputes once a job is underway.
What Can Increase the New Roof Cost?
Several factors can push a quote above the typical ranges above:
- A steep roof pitch, which takes longer to work on safely
- Chimneys, which add flashing work and complexity
- Dormers
- Valleys
- Difficult access (terraced streets, no rear access, restricted parking for materials)
- Structural damage discovered once the old roof covering is removed
New Roof Cost by UK Region
Roofing costs vary by region, largely due to differences in labour rates, access, and local demand. As a general guide:
|
Region |
Typical Cost Level |
|
London |
Higher |
|
South East |
Higher |
|
Midlands |
Medium |
|
North England |
Medium |
|
Wales |
Often lower |
|
Northern Ireland |
Often lower |
Roofing costs can vary significantly between regions, particularly between London and lower-cost areas of the UK. For a more location-specific estimate, select your region in our roof replacement cost calculator.
Is It Better to Repair or Replace a Roof?
Not every roofing problem requires a full replacement. As a general guide:
- If only a small portion of the roof is affected and the underlying timber structure is sound, a targeted repair may be the more practical option.
- If your roof is older, showing widespread wear, or needs repeated repairs over time, a full replacement can often become the more sensible option in the longer run.
- Recurring leaks appearing in different locations, rather than one isolated spot, can be a sign the underlayment itself has failed, which a spot repair is unlikely to resolve.
These are general rules of thumb rather than fixed rules — a roofer’s inspection is the only way to know for certain which option suits your specific roof.
How Long Does a New Roof Take?
Installation time depends on property size and roof complexity. As a rough guide, a standard terraced or semi-detached re-roof typically takes 3-5 days, while larger or more complex roofs can take a week or more. Weather conditions can also affect timelines, particularly for jobs scheduled in autumn or winter.
Frequently Asked Questions
How much does a new roof cost on average in the UK?
Most homeowners with a 2-3 bedroom terraced or semi-detached house should budget somewhere in the region of £6,750–£14,000 for a full re-roof including scaffolding, though the exact figure depends on your region, roof size, and material.
How much would it cost to reroof a house with slate instead of tiles?
Natural slate typically costs more than concrete tiles upfront, but its considerably longer lifespan means it can work out better value over a long ownership period. Get quotes for both to compare based on your own circumstances.
Is it cheaper to repair or replace a roof?
It depends on the extent of the damage and the age of the roof. A qualified roofer’s assessment is the best way to know whether a repair or full replacement makes more sense for your situation.
Do I need planning permission for a new roof?
Most like-for-like roof replacements don’t need planning permission in England and Wales, but conservation areas, listed buildings, or a change in roof material or shape may require consent. Always check with your local authority if you’re unsure.
How We Estimate Roof Replacement Costs
Our roof replacement cost estimates are designed to provide a useful starting point for homeowners planning a reroof. The figures and calculator estimates take into account factors such as property type, estimated roof size, roofing material, labour requirements, scaffolding, waste removal and regional cost differences.
Actual roofing quotes can vary depending on the condition of the existing roof, access to the property, roof complexity and any structural repairs discovered once work begins. Prices can also change over time, so these estimates should be used as a planning guide and compared with written quotes from qualified local roofers.