How much does a new roof cost in the UK?

"How much for a new roof?" is the question we hear first, and the honest answer starts with "it depends". This guide explains what drives the price, gives some rough ranges so you can plan and shows you how to compare quotes properly.

What decides the price

1. Size of the roof. Roofing is priced largely by the area to be covered. A larger house or one with a complicated roof shape costs more.
2. The covering you choose. Concrete tiles are usually the lowest cost. Clay tiles, fibre-cement slate and natural slate climb in price, roughly in that order.
3. Complexity. Hips, valleys, dormers, chimneys, rooflights and different levels all add labour and materials such as lead.
4. Access and scaffolding. A full re-roof needs scaffold. A taller or awkward house costs more to scaffold.
5. What is underneath. Rotten battens or rafters need repair, and that increases the cost.
6. Extras. Lead flashings, new fascias, soffits and gutters, insulation upgrades, skylight replacements and chimney work.
7. Timing and demand. Spring and summer can be busier.

Rough guide for a typical house

These are indicative figures only. Prices vary with materials, labour and the location. The only way to know your cost is a written quote after a proper inspection.

Larger detached houses, complex roofs and heritage projects can cost considerably more. Flat roofs are priced by area and system, and a small garage or porch is far cheaper than a whole extension.

What a good quote includes

• The full specification: tile or slate type, underlay, battens, ridge and verge system
• Scaffold, removal of old materials and disposal
• Timber repairs allowance and how extra timber will be priced if needed
• Lead flashing and valleys
• Fascias, soffits and gutters, either included or clearly excluded
• Start date, expected duration, payment terms and guarantee details
• The company name and contact details, so you know who you are dealing with

How to compare quotes

Compare like with like. A low price may leave out scaffold, underlay or lead, or use cheaper battens. Ask each roofer to specify the same materials and scope so you can see where the differences come from. A quote that is much lower than the rest deserves questions, not an automatic yes.

Ways to manage the cost

• Phase the work. Repair urgent areas now, and plan the rest.
• Combine jobs. Do fascias, soffits and guttering while the scaffold is up, to avoid paying for it twice.
• Choose the covering with care. A good concrete tile roof done properly will outperform a poor job in a premium material.
• Do not skimp on the hidden parts. Underlay, battens and flashings are a small portion of the price and decide how long the roof lasts.

Beware of

• Cash-only demands for a big upfront payment
• Vague quotes with no specification
• Pressure to start immediately
• Door-knockers who say they have spotted a problem

For anything large, get a written quote, check the roofer's insurance and ask to see previous work.

Get an accurate price

Ask us for a free written quote. We inspect the roof, measure up, talk through the materials and give you an itemised price. Our re-roofing page explains the work in detail.