Cost calculator
New roof cost calculator
A full roof replacement is a strip-off back to the rafters, new membrane, new battens, new covering and new leadwork. If a quote does not list those five things, it is describing something else.
Total sloped roof area across all pitches.
Broad trade availability keeps day rates near the national average.
Estimated range, ex VAT
£14,000 – £29,500
- Labour (typical)
- £11,000
- Materials (typical)
- £11,000
Guidance only. A real quotation depends on site conditions, specification and access — which is exactly what an independent review of your own quote will tell you.
What affects the cost
Covering choice
Concrete interlocking tiles are the cheapest full replacement; natural slate and clay plain tiles can double the material cost.
Roof geometry
Hips, valleys, dormers and chimneys all need cutting, leadwork and detailing time.
Timber condition
Rafter ends, wall plates and sprockets are commonly rotten on older properties and only visible after strip-off.
Structural loading
Switching from slate to concrete tile, or vice versa, may require structural checks.
Access
Terraced properties, three-storey homes and restricted rear access increase scaffolding cost and duration.
Regional pricing differences
Materials cost roughly the same everywhere in the UK; labour does not. Use the region selector above to apply a local index — London and the South East typically run 15–30% above the national average, while the North East, Northern Ireland and Yorkshire sit below it.
Labour vs materials
Roughly 50% of this type of work is labour and 50% materials. Scaffolding and waste disposal are large fixed costs. Labour and covering materials then split roughly evenly.
Common hidden costs
- New fascias, soffits and guttering, often quoted separately.
- Chimney repointing, flaunching or removal.
- Loft insulation upgrade at the same time — cheap now, expensive later.
- Extended scaffold hire if the programme slips.
How to save money
- Insulate and re-roof together while the scaffolding is up.
- Reuse sound ridge tiles and slates where a like-for-like match matters and the material is still serviceable.
- Book outside the autumn storm-damage rush when roofers are busiest.
- Ask for a written per-metre rate for timber replacement rather than an open-ended dayworks clause.
Frequently asked questions
How much does a new roof cost?
£10,000–£22,000 ex VAT for a typical three-bed semi in 2026 including scaffolding, more for slate or complex geometry.
Is it worth re-roofing rather than repairing?
If the battens and membrane are original and multiple slipped tiles keep appearing, replacement usually costs less over ten years.
Do I need building regulations approval?
Yes when replacing more than 25% of the roof area — insulation must be upgraded to current standards.
How long does a new roof take?
One to two weeks for a typical house, weather permitting.
Independent
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Evidence-linked
Every finding points back to the exact page and wording in your quote.
Private
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