Roof replacement cost in the UK
A roof replacement in the UK typically costs £4,500–£8,000 for a small terraced house, £6,000–£12,000 for a 3-bed semi-detached, and £10,000–£20,000 for a large detached property. Concrete tiles are £80–£120/m²; clay tiles £100–£150/m²; natural slate £120–£180/m²; and flat roofs £60–£100/m². Scaffolding, skip hire and rotten timber replacement add 10–20%.
Homeowners researching this typically also price up roof repair cost in the uk, loft conversion cost in the uk and house extension cost in the uk. For wider context, browse our bathroom pricing, kitchen pricing and boiler & heating costs.
Cost table
| Item | Typical range (GBP) |
|---|---|
Small terraced (50–60 m²) | £4,500–£8,000 |
3-bed semi (60–80 m²) | £6,000–£12,000 |
4-bed detached (80–110 m²) | £9,000–£16,000 |
Large detached (110–150 m²) | £12,000–£20,000 |
Concrete tiles (per m²) | £80–£120/m² |
Clay tiles (per m²) | £100–£150/m² |
Natural slate (per m²) | £120–£180/m² |
Flat roof (EPDM / GRP, per m²) | £60–£100/m² |
Labour costs
Roofing labour is 50–60% of the total. Stripping old tiles, repairing battens and felting, then tiling takes 4–10 days depending on size.
| Item | Typical range (GBP) |
|---|---|
Roofing team (per day, 2–3 men) | £300–£500 |
Scaffolding (per job) | £800–£2,000 |
Strip old roof & dispose | £500–£1,200 |
Timber repair (rafters, battens, fascia) | £600–£1,800 |
Leadwork (valleys, flashings) | £400–£1,000 |
Materials costs
Materials include tiles or slate, underlay, battens, fascia, soffit, guttering, lead and vents.
| Item | Typical range (GBP) |
|---|---|
Concrete tiles (per m²) | £25–£45/m² |
Clay tiles (per m²) | £40–£70/m² |
Natural slate (per m²) | £60–£100/m² |
Breathable membrane / felt | £3–£6/m² |
Timber battens | £2–£4/m² |
Fascia, soffit, guttering (per m) | £25–£50/m |
Factors affecting cost in the UK
- ·Roof size and pitch — steeper roofs take longer and need more safety equipment.
- ·Tile choice — concrete is cheapest; clay and slate are premium.
- ·Access — terraced houses may need street scaffolding licences.
- ·Existing condition — rotten rafters or purlins add significant cost.
- ·Location — London and remote rural areas add 15–30%.
Ways to reduce cost
- ·Get three fixed-price quotes with a full specification of tiles, felt and timber.
- ·Schedule in spring or early autumn for dry weather and faster progress.
- ·Replace fascias, soffits and guttering at the same time to share scaffolding costs.
- ·Use concrete tiles over slate unless the property is in a conservation area.
- ·Check if your home insurance covers storm damage before paying out of pocket.
Frequently asked questions
- How long does a roof replacement take?
- 3–5 days for a small terraced house; 5–8 days for a 3-bed semi; 8–14 days for a large detached property.
- Can I replace a roof in sections?
- Yes, but it's less efficient. Sectional replacement is best for large properties or if budget is constrained.
- Does a new roof need Building Control?
- Not for like-for-like replacement. Structural changes, loft conversions or altering ventilation do need sign-off.
- How long does a new roof last?
- Concrete tiles: 40–60 years. Clay tiles: 50–80 years. Natural slate: 80–100+ years. Flat roofs (EPDM): 25–40 years.
- Will a new roof add value to my house?
- Yes — a new roof adds £5,000–£15,000 in buyer confidence and removes a major objection at sale.