How much does a new roof cost in the UK?

Updated 19 October 2026 · Reviewed by Steve Wolfe

Re-roofing a typical three-bed semi in the UK costs about £9,000 to £18,000 including VAT for a gable roof in concrete tiles, with scaffolding and the old roof taken away. A hipped roof costs more, natural slate or clay more again, and a flat roof of about 30 m² around £3,500 to £9,000.

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Typical costs

Typical UK prices including VAT, for about 65 m² of pitched roof on a three-bed semi, with scaffolding and disposal, unless stated.

Type	Typical cost
Gable roof, concrete tiles £9,000–£18,000 Two sloping sides meeting at a ridge, with flat gable walls at each end. The simplest to re-roof. On site: up to a week	£9,000–£18,000
Hipped roof, concrete tiles £11,000–£21,000 Slopes on all sides, so more cutting, more ridge and hip tiles, and more labour.	£11,000–£21,000
Natural slate or clay tiles £14,000–£25,000 Dearer materials that take longer to lay, but last longer than concrete.	£14,000–£25,000
Flat roof, about 30 m² £3,500–£9,000 For example over an extension, garage or dormer, in felt, rubber (EPDM) or fibreglass.	£3,500–£9,000

Our reading of the published guides listed under Sources, rounded and including VAT. Most roofing guides quote before VAT, so check which you're comparing. Rotten timbers, chimneys and new fascias and gutters cost more.

What changes the price

The shape of the roof. A gable roof is the simplest. A hipped roof slopes on every side, so it needs more cutting, more hip and ridge tiles and more labour.
The tiles. Concrete tiles are the cheapest. Clay and natural slate cost more to buy and lay, but last longer. HomeBuilding & Renovating puts the tiles alone at about £38 to £185 per m².
Scaffolding. Almost every re-roof needs it, often around £700 to £1,300 for a house, and it's sometimes priced separately.
What's under the tiles. Rotten battens, rafters or a sagging roof only show up once the old tiles are off.
Everything around the edges. Chimneys, leadwork, roof windows, fascias, soffits and gutters each add to the job.
Solar panels. If you have them, they need taking off and refitting by a solar installer, which adds cost and needs planning between the two firms.

Repair or replace?

Slipped or cracked tiles, a small leak or worn flashing can usually be repaired. It's time to think about a new roof when there are leaks in several places, the tiles are crumbling or the battens and membrane underneath have failed. Checkatrade gives concrete tiles a lifespan of about 40 to 75 years, and clay and slate longer.

Before you get quotes

Note what's on the roof now, what shape it is, and any leaks you know about.
Ask each roofer whether scaffolding, stripping and disposing of the old roof, leadwork and new battens and membrane are included.
Ask what they'll do if they find rotten timbers, and how they'll price it.
Check the guarantee, and whether the work will be signed off under building regulations.
Get two or three quotes for the same tiles and the same specification.

An example Ballpark

What Ballpark gave for this job on 16 October 2026. It’s an example we worked out, not a customer’s price.

Re-roof a three-bed semi in Birmingham with concrete tiles: strip the old roof, new membrane and battens, new tiles, ridge and leadwork. Scaffolding needed.

Re-roof, standard tiles £7,500–£10,500

Strip, new membrane and battens, standard concrete tiles, dry ridge, basic lead flashings, scaffolding and waste removal.
Full re-roof, mid-rangeClosest to the job £9,500–£14,000

Strip, breathable membrane, new battens, quality interlocking concrete tiles, mortar or dry ridge, new leadwork, scaffolding and disposal.
Re-roof with extras £13,500–£19,500

Full re-roof plus new fascias, soffits, guttering and upgraded tiles, with extra leadwork repairs.

Based on

Typical three-bed semi, roughly 50 to 60 m² of roof
No significant rotten timber or rafter repairs
Two-storey scaffold included
Prices include VAT

What a trade will ask you

Have answers ready and your quotes (and your ballpark) will be closer to the real price.

What kind of house is it, and how many storeys?
Is the roof gable, hipped or flat, or a mix?
What's on it now? Concrete tiles, clay, slate or felt?
Is it leaking, or just getting old?
Are there chimneys, roof windows or solar panels?
Do the fascias, soffits and gutters need replacing too?

Common questions

How much does it cost to re-roof a three-bed semi?

About £9,000 to £18,000 including VAT for a gable roof in concrete tiles, with scaffolding and disposal, and more for a hipped roof or natural slate. Checkatrade puts the UK average for a roof replacement at about £8,000 before VAT.

How long does it take to replace a roof?

Up to about a week for a typical house. Bad weather, rotten timbers or a large or complicated roof take longer.

Do I need permission to replace my roof?

You don't usually need planning permission to re-roof in similar-looking materials, but you may in a conservation area, and a listed building needs listed building consent. Replacing a whole roof is building work, so it needs building regulations approval, including the insulation, unless your roofer can self-certify through a competent person scheme.

Can I claim for a new roof on my house insurance?

Usually only for sudden damage, such as a storm, not for a roof that's worn out with age. Check your policy before getting the work done.

Are your prices including VAT?

Yes. Every price on this page includes VAT.

What would yours cost?

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Sources

Checkatrade, roof replacement cost (Oct 2026). Costs by roof type and per m² before VAT, timescale, lifespan and extra costs
HomeBuilding & Renovating, how much does a new roof cost (Sep 2025). A 65 m² concrete tile roof including scaffolding, tile prices, and slate
Which?, how much do roofers cost (May 2026). Re-roofing prices for an average three-bed house from a survey of 11 roofers, before VAT

How we work out a ballpark