How Much Does a New Roof Cost in the UK? A 2026 Guide

Published 5 July 2026

Typical price ranges by house type

For a straightforward pitched roof replaced with concrete tiles, most UK homeowners pay somewhere between £5,500 and £14,000. The single biggest factor is simply the size of the roof, so your house type gives you a decent starting point before anyone climbs a ladder.

These figures assume stripping the old covering, replacing the felt or membrane and battens, and fitting new tiles. If the timbers underneath are sound, you stay near the lower end. If rafters or sarking boards need replacing once the roof is opened up, expect the price to climb.

• Small terraced house: roughly £5,500 to £8,000
• Three-bed semi-detached: roughly £7,000 to £11,000
• Four-bed detached: roughly £10,000 to £16,000
• Bungalow: often similar to a semi, as the footprint is large even though the building is low

How the roofing material changes the bill

Concrete interlocking tiles are the cheapest common option and what most estates around Cheshire were built with. Clay tiles typically add 20 to 40 per cent to the material cost but last longer and hold their colour better. Natural slate is the premium choice, often pushing a semi-detached replacement towards £13,000 to £18,000, though Spanish slate is noticeably cheaper than Welsh.

Flat roofs are priced differently, usually per square metre. Felt tends to run £50 to £80 per square metre, EPDM rubber £70 to £100, and GRP fibreglass £80 to £110. A typical garage flat roof therefore lands somewhere between £1,000 and £2,500 depending on the system and any decking repairs.

What else affects your quote

Two identical houses can get quite different quotes, and it is usually down to access and condition rather than anyone trying it on. Scaffolding alone typically costs £800 to £1,500 for a semi, more if the property fronts a pavement and needs a licence from the council.

In older properties, especially pre-war terraces common across mid Cheshire towns, it is worth budgeting a contingency of around 10 to 15 per cent. Rotten battens, crumbling mortar on ridge and verge, and tired chimney flashings often only reveal themselves once the old tiles come off.

• Scaffolding and access, including pavement permits where needed
• Roof complexity: dormers, valleys, hips and chimneys all add labour
• Condition of the timber structure underneath
• Replacing fascias, soffits and guttering at the same time (often sensible while scaffolding is up)
• Skip hire and disposal of the old covering

Repair or replace? And how to compare quotes

If the problem is a handful of slipped tiles or a worn flashing, a repair at £150 to £600 is usually the right call. Replacement becomes the sensible option when the underfelt has broken down across large areas, tiles are failing faster than you can patch them, or the roof is past 50 to 60 years old for concrete tiles. Paying for repeated repairs on a roof that is at the end of its life is money you will not get back.

When comparing quotes, get at least three and make sure they cover the same scope: membrane type, batten grade, tile brand, scaffolding, waste removal and VAT. A written itemised quote also tells you what happens if hidden timber damage is found, which is where vague quotes tend to grow. Ask what guarantee is offered on both materials and workmanship, and check the roofer will handle any building regulations notification, which is required when replacing more than half a roof.