New roof costs by type, size, and material. Includes repair vs replacement, flat roof costs, and how to find a roofer. UK 2026 guide.
·4 min read
A new roof is a major expense but one of the most important home improvements for protecting your property. Here is what it costs, what affects the price, and how to choose the right option.
New Roof Costs by House Type
House type
Roof area (approx.)
New tile roof
New slate roof
1-bed flat (top floor share)
30–40 m²
£3,000–£5,000
£4,000–£7,000
2-bed terraced
40–55 m²
£4,000–£7,000
£5,500–£9,000
3-bed semi-detached
55–75 m²
£5,500–£10,000
£7,500–£13,000
3-bed detached
70–90 m²
£7,000–£12,000
£9,000–£16,000
4-bed detached
90–120 m²
£9,000–£15,000
£12,000–£20,000
5-bed detached
120–160 m²
£12,000–£20,000
£16,000–£26,000
These include scaffolding, removal of old roof, new felt/membrane, battens, tiles/slates, and ridge tiles.
Cost Breakdown
Element
Cost
Scaffolding
£600–£1,500
Removing old tiles and felt
£500–£1,500
Skip hire (for old materials)
£250–£500
New breathable membrane
£300–£800
New battens
£400–£1,000
New tiles or slates (materials)
£1,500–£8,000
Ridge tiles and mortar/dry fix
£300–£800
Lead flashings
£300–£800
Labour
£2,000–£5,000
Guttering (if replacing)
£500–£1,200
Roofing Materials Compared
Material
Cost per m² (supply)
Lifespan
Weight
Appearance
Concrete tiles
£15–£30
50–60 years
Heavy
Standard — most common in UK
Clay tiles
£25–£50
60–80 years
Heavy
Traditional — premium look
Natural slate
£40–£80
75–100+ years
Medium
Classic — common in Wales, Scotland
Synthetic slate
£20–£40
40–60 years
Light
Looks like slate, lighter and cheaper
Plain tiles
£25–£45
50–60 years
Heavy
Traditional cottage look
Metal (standing seam)
£40–£80
40–60 years
Very light
Modern — sometimes used for extensions
Flat Roof Costs
Material
Cost per m² (installed)
Lifespan
Best for
EPDM rubber
£70–£100
25–40 years
Garages, extensions, dormers
GRP fibreglass
£80–£120
30–40 years
Flat roof extensions, balconies
Traditional felt (3-layer)
£50–£70
10–20 years
Budget option — shorter lifespan
Single-ply membrane
£70–£110
25–35 years
Commercial, larger flat roofs
Green/living roof
£100–£200
30–40+ years
Eco builds, planning requirements
Flat Roof Replacement Costs by Size
Area
EPDM rubber
GRP fibreglass
Small (10 m² — garage)
£700–£1,000
£800–£1,200
Medium (20 m² — extension)
£1,400–£2,000
£1,600–£2,400
Large (40 m² — large extension)
£2,800–£4,000
£3,200–£4,800
Roof Repair vs Replacement
Issue
Repair cost
When to repair
When to replace
Broken or slipped tiles
£100–£300
A few tiles damaged
Widespread tile failure
Ridge tiles loose
£150–£400
Some mortar crumbling
All ridges failing
Flashing repair
£150–£400
Small area of lead lifted
Multiple flashing failures
Leaking flat roof
£200–£800
Single point of failure
Felt is bubbling/cracking throughout
Valley repair
£200–£500
Localised damage
Multiple valley leaks
Sagging roof
£500–£3,000
Minor sag with timber repair
Major structural failure
Full re-felt and batten
£2,000–£5,000
Breathable membrane failed
Entire covering needs replacing anyway
Rule of thumb: If repairs would cost more than 30–40% of a full replacement, replace the whole roof.
Regional Price Variation
Region
Price vs national average
London
20–40% above average
South East
10–25% above average
South West
0–10% above average
Midlands
Average
North of England
5–15% below average
Scotland
5–15% below average
Wales
10–20% below average
How Long Does Re-Roofing Take?
House type
Duration
2-bed terraced
2–4 days
3-bed semi
3–5 days
3-bed detached
4–7 days
4+ bed detached
5–10 days
Flat roof (extension)
1–3 days
Weather delays can extend the timeline. Most roofers will only work in dry conditions.
Planning Permission and Building Regulations
Situation
Planning permission
Building Regulations
Like-for-like replacement (same material)
Usually not required
Required if 25%+ of roof area
Changing tile type (e.g. concrete to slate)
Usually not required if similar appearance
Required if 25%+ of roof area
Changing roof shape
Yes
Yes
Adding a dormer
Yes (usually)
Yes
Listed building
Yes, plus Listed Building Consent
Yes
Conservation area
May need permission for material changes
Yes
Flat roof to pitched
Yes
Yes
Building Regulations for Roofs
When re-roofing 25% or more of the roof surface, Building Regulations require you to upgrade the thermal insulation to current standards. This means adding insulation between or above the rafters, which adds cost but improves your home’s energy efficiency.
How to Choose a Roofer
Factor
What to check
Qualifications
Look for NFRC (National Federation of Roofing Contractors) membership
Insurance
Public liability and employer’s liability
Guarantee
Minimum 10 years on workmanship, material warranties separate
References
Ask for recent local references
Written quote
Detailed breakdown, not just a lump sum
Payment terms
Never pay 100% upfront — staged payments are standard
Building Regulations
Should handle Building Control notification
How to Finance a New Roof
Method
Typical rate
Notes
Savings
N/A
Best option if affordable
Home improvement loan
5–9%
Unsecured, up to £25,000
Remortgage
4–6%
Cheapest borrowing, but secured on home
Credit card (0%)
0% for 12–24 months
Only if you can repay in the 0% period
Insurance claim
N/A
If damage caused by storm, check buildings insurance
Check your buildings insurance — storm damage to roofs is often covered. Review your policy before paying out of pocket.