How much does a new roof cost in the UK? (2026)
Verified UK new roof costs in 2026 by house size and material (concrete, clay, slate), plus scaffolding, labour, time on site, and what is typically missing from roof quotes.
A new roof in the UK in 2026 costs between £3,250 for a semi-detached gabled roof in concrete tile and £12,000+ for a large detached roof in natural slate. The UK average is around £5,250 (MyJobQuote). HomeOwners Alliance gives a wider range of £4,500–£12,000 across sizes and material specs.
Quick answer
UK new roof costs in 2026: typical semi-detached £3,250–£5,750, detached £5,250+, with material making the biggest difference. Per m²: concrete £35–£75, clay £40–£90, slate £95–£275, flat roof £50–£90. Add scaffolding £700–£1,500 for a typical 2-week front elevation. Time on site: 1–3 days for a standard pitch, 4–7 days for a complex roof.
How to read this guide#
Two kinds of figures appear below:
- Headline price ranges (per m² rates by material, total ranges by house type, scaffold, day rate): cross-referenced against multiple UK cost-guide publishers.
- Practical guidance (what is included, planning, structural considerations, scope gaps, red flags): drawn from standard UK roofing practice.
Headline ranges (verified)#
Cost per m² by material#
| Material | £/m² (supplied + fit) |
|---|---|
| Concrete interlocking tile | £35 – £75 |
| Clay plain tile or pantile | £40 – £90 |
| Natural slate (Spanish/Chinese) | £95 – £140 |
| Natural slate (Welsh) | £125 – £200 |
| Heritage slate (Westmoreland) | £180 – £275 |
| EPDM rubber on flat deck | £80 – £100 |
| Flat roof general (EPDM, GRP, single-ply) | £50 – £100 |
| Thatched roofing | £90 – £225 |
These exclude scaffold, strip-out of the existing covering, and structural timber replacement.
Total cost by house type#
| House type | Roofing work only |
|---|---|
| Semi-detached, standard gabled | £3,250 – £3,750 |
| Semi-detached, standard hipped | £4,250 – £4,750 |
| Detached, standard hipped | £5,250 – £5,750 |
| UK average | £5,250 |
These are MyJobQuote's central figures for concrete-tile roofs. Slate, larger roofs, and complex shapes scale upward; HomeOwners Alliance reports the broader UK range as £4,500–£12,000+.
Labour and scaffold#
- Roofer day rate: £200–£275 (MyJobQuote)
- Per m² labour (standard pitched roof): £30–£60
- Scaffolding, 2-storey front elevation, 2 weeks hire: £700–£1,500
- Scaffolding, full-surround on semi or detached, 6 weeks hire: £3,725–£6,250 (MyJobQuote)
Practical guidance (industry standard)#
What a roof replacement quote should cover#
A typical UK roof replacement quote should include:
- Strip-out of existing tiles, battens, felt, and underlay
- Disposal of waste (skip hire for the duration)
- Inspection of structural timber once strip is complete
- New breathable underlay across the entire roof
- New treated timber battens to the correct gauge for the chosen tile
- New tiles or slates, supplied and fitted
- Ridge tiles (dry-fix is now standard, mortar-bedded is older spec)
- Hip and valley details (where applicable)
- Lead flashings to abutments, chimneys, and any roof penetrations
- Re-bedding of any tile cuts at hips and valleys
- Building Control notification if applicable (most like-for-like swaps are not notifiable)
It often does not cover:
- Scaffolding (almost always quoted separately by the scaffold company)
- Structural timber replacement if rafters or purlins are found rotten during strip
- Chimney repointing or rebuilding (very common given access; flag before committing)
- Gutter and fascia replacement (separate trade scope)
- Loft insulation upgrade
- Decoration of interior surfaces affected by previous water ingress
- Removal of TV aerials or solar panels
When you compare roof quotes, the easy mistake is comparing a £6,500 quote inclusive of scaffold and chimney repointing against a £5,500 quote that excludes both. Read the inclusions list line by line.
Like-for-like vs material change#
A like-for-like replacement (concrete tile to concrete tile, same profile) is the cheapest path. The roofer can re-use the existing batten gauge and any chimney flashings that are still serviceable.
Changing material adds cost:
- Concrete tile to slate: slate is heavier per m², which can require a structural review. The batten gauge is different, so all battens are replaced. Adds 50–100% to the headline cost.
- Slate to tile: lighter, no structural concern, but the different batten gauge still means full strip and rebatten. Adds 10–20% over a like-for-like reslate.
- Plain tile to interlocking tile: changes the overlap and appearance; usually fine on standard houses, sometimes not allowed in conservation areas.
For listed buildings, conservation areas, or properties under restrictive covenants (some new-build estates), the material is often constrained by planning or restrictive covenant. Get this confirmed before you sign.
What lies under the tiles#
The strip-out exposes the truth of the roof. What you might find:
- Sound rafters and purlins: just battens and underlay to replace. No additional structural cost.
- Localised rot: a few rafter ends near the eaves, common in older properties with failed gutters. £200–£600 of additional carpentry.
- Significant rot: multiple rafters, sagged purlin, or evidence of water ingress over a long period. £1,500–£5,000+ of structural carpentry, possibly requiring a structural engineer.
- Old felt instead of breathable underlay: standard in pre-2000 installations. Replaced as part of any reroof.
- No insulation between rafters: not required for like-for-like but worth considering for a warm-roof upgrade if you ever plan a loft conversion later.
A proper roofing quote should call out a contingency or provisional sum for structural timber, given the strip-out is the only way to inspect it. A quote with no provisional sum and a fixed price assumes sound timber; if rot is found, expect a price increase.
Scaffolding choices#
Scaffolding is rarely included in the roofer's quote. The scaffold company is engaged separately. Choices:
- Front elevation only: cheapest option (£700–£1,500 for 2 weeks). Suitable for terraces and back-of-property work where the roof can be accessed from the rear.
- Full surround: needed for hipped roofs, complex shapes, or where internal access is impossible. £3,000–£6,000 for typical 6 weeks.
- Roof scaffold platform (working deck at eaves level): adds £800– £1,500 for safer worker access on steep pitches.
- Public footway protection (signage, lights, footway license): required when scaffolding extends over a public pavement; the local authority charges a fee plus the scaffold company adds the protection hardware. £200–£500 typical.
Hire periods can extend if weather delays work. Negotiate the daily extension rate up front; some scaffolders charge punitive rates for overruns past the quoted period.
Red flags in roof quotes specifically#
Beyond standard quote red flags (covered separately), some are roof-specific:
No mention of breathable underlay. Modern reroofs use a breathable membrane (Tyvek, Klober, etc.). Quotes that specify "felt" without naming a breathable type may be planning the cheapest old-style bitumen-felt option, which traps moisture and reduces roof lifespan.
No allowance for structural timber. A fixed-price quote with no provisional sum for rafters or purlins assumes everything is sound. If the strip reveals rot, the price increases. Quotes that handle this properly include a small provisional sum (£300–£800) for incidental timber repair.
Scaffold not specified. "Scaffolding will be arranged" without a price means you will receive a separate scaffolding bill at completion, sometimes substantially higher than expected. Insist on a fixed scaffolding sum or get a separate scaffolding quote upfront.
No NFRC or trade-body membership. The National Federation of Roofing Contractors is the recognised UK trade body. Membership is not mandatory, but member firms work to a standardised code of practice and offer insurance-backed warranties. A quote without trade-body membership is not disqualifying, but worth asking why.
Mortar-bedded ridge in a new-spec quote. Building Regulations now favour dry-fix ridge systems on new and replacement roofs. Mortar- bedded ridges fail in 15–25 years (mortar cracks, ridge tiles slip) versus mechanical fixings that last the life of the tiles. A quote for mortar-bedded ridges is doing it the old way.
Time-pressure to commit. "I have a slot starting Monday" on a roof job, especially after a phone-call quote without a site visit, is a classic doorstep-roofing red flag. Roofing scams targeting older homeowners often follow exactly this pattern. Always insist on a written, signed quote and a Companies House check before paying any deposit.
Suspiciously low quote. A £2,500 reroof on a typical UK 3-bed semi in 2026 is either skipping scope (no breathable underlay, no new battens, no flashings) or being done as a cash job by an unregistered trader. The £2,500 saving comes back as a £6,000 problem in five years.
Comparing your roof quote#
The quote checker on this site analyses each line item against current UK rates, flags missing scope (scaffold, structural provisional, flashings, ridge system), and runs a Companies House check on the contractor. For a £6,000 roof, the £14 cost is small relative to the decision; the information returned closes the gap between "this looks roughly right" and "every line is accounted for".
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Frequently asked questions
- How much does a new roof cost on a UK semi-detached house in 2026?
- Between £3,250 and £5,750 for the roofing work itself, depending on tile choice and house size (MyJobQuote). The UK average is around £5,250. Add scaffolding (£700–£1,500 for two weeks on a typical front elevation; more for full surround). HomeOwners Alliance reports a wider range of £4,500–£12,000 across all house sizes and material specs.
- How much does a roof cost per m²?
- Per m² costs in 2026 (MyJobQuote): Concrete tiles £35–£75, Clay tiles £40–£90, Natural slate £95–£275 (Spanish lower, Welsh and heritage upper end), Thatched £90–£225, EPDM rubber on flat roofs £80–£100, Standard flat roof replacement £50–£90. Labour rate per m² is typically £30–£60.
- Why is slate so much more expensive than tile?
- Three reasons. First, the material itself is more expensive: a slate is £3–£10 each versus £1–£3.50 for a concrete tile. Second, slates are smaller, so more units per m² and more labour to fix. Third, premium slate (Welsh, Westmoreland) is quarried in restricted volumes and commands a heritage premium. A modest semi-detached re-roof in concrete tile lands at £4,000–£5,000; the same roof in Welsh slate can be £8,000–£15,000+.
- How long does a roof replacement take?
- A standard pitched-roof replacement on a 3-bed semi takes 1–3 days for the roofing work itself, plus scaffold erection and dismantling time. A 4-bed detached or complex roof (multiple hips, valleys, dormers) takes 4–7 days. A flat roof replacement takes 1–3 days for a single span. Scaffolding adds another 1–2 days at each end and stays up for the duration plus a few extra days for snagging.
- What's typically not included in a roof quote?
- Common gaps: scaffolding (often quoted separately), structural timber replacement if rafters or purlins are rotten (only visible after strip), chimney repointing or rebuilding (frequent given access), lead flashings (sometimes quoted separately, sometimes folded into the headline), gutter or fascia replacement (often a separate trade), insulation upgrades to current Building Regulations standard (not always required for like-for-like, but essential for warm-roof conversions), and decoration to interior surfaces affected by water ingress before strip-out.
- Do I need planning permission for a roof replacement?
- Like-for-like replacement, no. A change of material (slate to tile, or tile to slate) on a listed building or in a conservation area, yes. A change of roof shape (mansard, dormer, hip-to-gable) is full planning. Adding rooflights to an existing pitch under Permitted Development is usually fine. Always check with the council if your property is listed or in a conservation area before signing a quote that changes appearance.