2026 price guide
New roof cost in the UK: 2026 price guide
A new roof on a typical UK home costs somewhere between roughly £6,500 and £15,000, but the honest answer is "it depends" — on the size of your roof, the material you choose, how easy it is to reach, and what's hiding under the old covering. This guide breaks down realistic 2026 ranges so you can budget with confidence and sense-check any quote you're given. For a figure tailored to your home, use our roof cost calculator.
Cost by roof type (installed, supply + labour)
- Concrete tiles — around £120–£175/m². The most common and affordable choice for UK pitched roofs. Expect a typical 3-bed semi to land around £6,500–£13,500 all in.
- Clay tiles — around £90–£140/m². Traditional look, longer life than concrete. Material costs more per tile but the appearance lasts.
- Natural slate — around £160–£260/m². The premium option. Welsh slate sits at the top of the range; Spanish and imported slate is more affordable. Costs more upfront but routinely lasts 80–100+ years.
- Flat roof (EPDM, GRP, felt) — around £75–£120/m². EPDM rubber is the mid-range standard; GRP fibreglass suits smaller areas; felt is cheapest upfront but shortest-lived.
| Roof type | Installed £/m² | Typical lifespan |
|---|---|---|
| Concrete tiles | £120–£175 | 40–60 years |
| Clay tiles | £90–£140 | 60–100 years |
| Natural slate | £160–£260 | 80–100+ years |
| Flat roof (EPDM/GRP/felt) | £75–£120 (felt less) | 10–35 years by system |
What's included in a proper re-roof
A full re-roof isn't just the visible tiles. It should include stripping the old covering, new breathable membrane (underlay), new battens, the tiles or slates themselves, ridge and verge finishing, flashings around chimneys and abutments, scaffolding, waste removal, and VAT. Always check a quote itemises these — a suspiciously cheap price often leaves something out.
The main extra costs to expect
- Scaffolding: £900–£1,800 for a typical semi; £1,500–£3,500 for detached or complex access.
- Waste removal / skip hire: roughly £200–£550.
- Timber repairs (if rafters or decking have rotted): often £500–£2,000, only known after stripping.
- Chimney work, new fascias, soffits and guttering: priced separately if needed.
Estimate vs fixed quote
An online estimate (including ours) is a budgeting range built from typical pricing. A fixed quote comes after a roofer surveys your actual roof — measuring it, checking the timbers, and confirming materials and access. Only the survey turns an estimate into a price you can rely on. Our estimate is free and instant; so is the survey we arrange for you.
Get a figure for your home
Use the calculator for an instant estimate, then get a free survey and fixed written quote from a local NFRC-registered roofer.
Try the calculatorNew roof cost FAQs
What's the average cost of a new roof in the UK?
For a standard 3-bed semi in concrete tiles, roughly £6,500–£13,500 in 2026 including scaffolding, materials, labour and VAT. Slate roughly doubles that; smaller terraces and bungalows cost less.
Why is slate so much more than tiles?
Slate costs more to buy and takes more skill and time to fit. The trade-off is lifespan — natural slate can last 80–100+ years versus 40–60 for concrete tile, so over the life of the roof the gap narrows.
How long does a new roof take?
Most 3-bed semi re-roofs take about 4–7 working days; small terraces 2–4 days; large or complex roofs longer. Roofers pause in heavy rain or high wind to protect your home.
Does a new roof add value to my home?
A sound, recently replaced roof removes a major buyer concern and is often needed for a sale or mortgage if the old roof is failing. It protects the whole property from water damage.