Roofing FAQs

Because no two roofs are the same. Price is driven by the size of the roof, the material (concrete tile is cheapest, natural slate the most expensive), how easy the roof is to access for scaffolding, whether the old roof needs stripping and disposing of, the pitch and complexity (valleys, dormers and chimneys all add labour), and what condition the timbers underneath turn out to be in. Two semi-detached houses on the same street can differ by thousands depending on these factors.

After roof size, the biggest movers are material choice, scaffolding and access, and the condition of the structure underneath. Natural slate can cost two to three times more than concrete tile. Scaffolding is unavoidable on a full re-roof and ranges from around £900 for a simple semi to £3,500+ for a complex detached property. Hidden timber repairs, only found once the roof is stripped, can add several hundred to a couple of thousand pounds.

The ones homeowners often miss: scaffolding (a legal requirement, not optional), stripping and skip/waste disposal of the old covering, replacing rotten timbers or decking found during the strip, new flashings and lead work around chimneys, upgrading insulation to meet current building regulations, and VAT. Always make sure a quote itemises these so you're comparing like for like.

Get several itemised quotes and compare what's actually included. Choosing concrete tile over natural slate saves significantly upfront (though slate lasts far longer). Timing work outside peak season can help. Doing a like-for-like replacement avoids planning complications. But be wary of cutting corners on scaffolding, underlay or fixings — a cheap roof that fails early costs more in the end.

A roofer measures the roof area in square metres (allowing for pitch, not just footprint), multiplies by an installed rate for your chosen material, then adds scaffolding, stripping and waste, flashings and any timber or structural work. They factor in access, complexity and their workload. Online calculators like ours approximate this from your property type — useful for budgeting, but a measured survey gives the real figure.

Late spring to early autumn generally offers the most settled weather and is the easiest time to book reliable dry days, but it's also the busiest, so roofers may charge a premium and have longer waits. Autumn and winter can be cheaper and quicker to book, though weather causes more delays. A good roofer will tarp the roof overnight and pause work in heavy rain or high wind.

Roofing costs have risen in recent years with material and energy prices, and guides report year-on-year increases. Slate, lead and timber in particular have moved. This is one reason not to delay a roof that's already failing — the cost of both materials and the secondary damage from leaks tends to climb the longer you wait.

Repair makes sense for isolated problems — a few cracked or slipped tiles, a single leak, localised flashing or ridge damage — on a roof that's otherwise sound. Replacement is the better long-term value when more than about a quarter to a third of the covering is damaged, the underlay has failed, you're seeing multiple leaks, the timbers are sagging, or the roof is past its design life. A rough rule: when repairs start approaching 35–40% of the cost of replacement, replace.