Cost calculator
Roofing cost calculator
Roofing quotes vary wildly because the scope varies wildly. Stripping and re-covering with new battens and membrane is a different job to overlaying tiles, and only one of them lasts.
Sloped roof surface area — roughly the footprint multiplied by 1.2–1.4.
Broad trade availability keeps day rates near the national average.
Estimated range, ex VAT
£9,600 – £22,000
- Labour (typical)
- £7,850
- Materials (typical)
- £7,850
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 type
Concrete interlocking tiles are cheapest; clay plain tiles, natural slate and reclaimed materials cost considerably more per m².
Roof pitch and access
Steep roofs, three-storey properties and restricted rear access all increase scaffold and labour time.
Timber condition
Rotten rafter ends, wall plates and valley boards only show once the covering is off — always ask for a rate per metre for replacement.
Detailing
Valleys, hips, dormers, chimneys and lead flashings are priced individually and add up quickly.
Insulation upgrade
Re-roofing is the cheapest moment to upgrade insulation and add a breathable membrane.
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 is a large fixed cost regardless of area. Labour and materials then split roughly evenly on a strip-and-recover.
Common hidden costs
- Scaffolding extension weeks if the job overruns — usually charged separately after the first period.
- Chimney repointing or removal, often quoted as a provisional sum.
- New guttering and fascias, frequently excluded from the headline roof price.
- Skip and waste disposal for the stripped covering, which is heavy and expensive.
How to save money
- Re-roof and insulate in one visit so the scaffolding cost serves two jobs.
- Choose a standard concrete interlocking tile unless a conservation area requires otherwise.
- Get the roof surveyed with photographs before quoting so timber repair is priced, not guessed.
- Avoid winter starts — weather delays extend scaffold hire.
Frequently asked questions
How much does a new roof cost in the UK?
A typical three-bed semi re-roof costs £8,000–£16,000 ex VAT including scaffolding, depending on covering and detailing.
How long should a new roof last?
Concrete tiles 40–60 years, clay 60–100, natural slate 80–100+. The battens and membrane beneath usually fail first.
Should I repair or replace?
If more than about 20–25% of the covering has failed, or the battens are original, replacement is usually better value.
Is scaffolding included?
Not always. It is one of the most common exclusions in roofing quotations — check it is stated with a hire period.
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