Last reviewed: September 2026. Prices are typical ranges from UK cost guides, not quotes.
Replacing a roof is one of the biggest jobs a homeowner pays for, so it helps to know roughly what to expect before you ask for quotes. This guide pulls together typical 2026 figures from published UK cost guides (Checkatrade, MyBuilder and MyJobQuote). The guides don't always agree, so treat every figure as a range, and expect a roofer's quote for your own roof to differ.
Typical Costs by Roofing Material
The covering you choose makes a big difference. These are typical ranges for the covering supplied and fitted, per square metre. Scaffolding, stripping the old roof and VAT may be extra, depending on how the roofer quotes:
| Material | Typical cost per m² (supplied and fitted) | Typical lifespan |
|---|---|---|
| Concrete tiles | £35–£120 | Around 50–60 years |
| Clay tiles | £40–£160 | Around 50–60 years |
| Natural slate | £95–£220 | Often 100 years or more |
| Flat roofing (EPDM/GRP) | £80–£180 | Around 15–30 years |
The wide spread is real: one guide's "average" can sit near another guide's upper figure. Imported slate, such as Spanish slate, is usually at the lower end of the slate range and Welsh slate at the upper end.
What Does That Mean for a Typical Home?
Cost guides put a full re-roof of a typical three-bedroom semi-detached house at roughly £5,000 to £16,000 in 2026. A simple gable roof usually costs less than a hipped roof with valleys, and slate costs more than tiles.
On top of the covering itself, budget for:
- Scaffolding: roughly £650–£1,300, depending on the house and how long it is needed
- Stripping and disposing of the old roof: roughly £1,000–£2,500 if it isn't already in the quote
- VAT: check whether the prices you are given include it
Factors That Affect the Price
Scaffolding and Access
Most re-roofing needs scaffolding. The cost depends on the size and height of your home and how easy it is to reach. Narrow alleys, conservatories and sloping ground can all add to it. If scaffolding has to go on the pavement or road, a licence from the council is needed — usually arranged by the scaffolding firm, but check.
Roof Shape and Features
A simple gable roof is cheaper to re-cover than a roof with hips, valleys, dormers, rooflights and chimneys. Each extra detail adds time and materials. Solar panels may need to be taken off and refitted, which is a separate cost.
Where You Live
Labour costs vary around the UK, and cost guides report higher prices in some areas, including London.
What Is Under the Tiles
Once the old covering is off, the roofer may find rotten battens or damaged timbers. Repairs to the structure add to the budget, so ask how any extra work would be priced before you agree the job.
Building Regulations and Insulation
In England you don't normally need a building control application to repair or re-cover a roof if less than 25% of the whole building envelope and less than 50% of the roof is affected. Above those thresholds, or if the work is structural, or the new covering is 15% or more heavier than the old one, building regulations apply, and you may need to bring the roof insulation up to current standards. A roofer registered with a competent person scheme for roof coverings can self-certify the work instead of you applying to building control. Rules differ in Wales, Scotland and Northern Ireland.
How to Get an Accurate Price
Online figures are a starting point, but every roof is different. The only way to get an accurate price is for a roofer to look at your roof, check the condition of the structure, and give you a written, itemised quote. When you compare quotes, check:
- What is included (scaffolding, strip-out, skips, VAT, making good)
- Which materials and underlay they will use, and any manufacturer guarantee
- Whether they will deal with building control, or self-certify through a competent person scheme — you can search the LABC Front Door competent person register
- That they have public liability insurance, and what written guarantee they give on their workmanship
Ready to Find Out What Your New Roof Will Cost?
Better Roofing doesn't fit roofs itself. Send us an enquiry — it's free and there's no obligation — and Better Home Hub will try to introduce you to a suitable local roofer who can look at your roof and quote.
