How much does a new roof cost UK?

A new roof in the UK costs £5,000 to £15,000 for a typical 3-bed semi-detached house. This includes removing the old covering, new felt and battens, new tiles or slates, and any necessary repairs to timbers. Costs range from £4,000–£7,000 for a small terraced house to £12,000–£20,000+ for a large detached property. Slate roofs are more expensive than tile.

How long does a new roof last?

A new tiled roof typically lasts 50 to 60 years. A slate roof can last 75 to 100+ years. Flat roofs with modern materials (EPDM or GRP fibreglass) last 25 to 40 years, while older felt flat roofs last only 10 to 20 years. Lifespan depends on the material, quality of installation, and maintenance.

Do I need scaffolding for a new roof?

Yes, almost all roof replacements require scaffolding. Scaffolding for a typical semi-detached house costs £600 to £1,500 and is usually included in the roofer's quote. It takes about a day to erect and a day to remove. The scaffolding remains in place for the duration of the roofing work (typically 3–7 days).

Do I need planning permission for a new roof?

Replacing a roof with the same material usually does not require planning permission — it is covered by permitted development. However, you may need planning permission if you change the roof shape, add dormers, significantly alter the appearance, or live in a listed building or conservation area. All re-roofing work must comply with Building Regulations for thermal performance.

How Much Does a New Roof Cost in the UK?

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.

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Your home may be repossessed if you do not keep up repayments on your mortgage. PocketWise provides information and guidance — we do not offer financial advice. Seek independent mortgage advice before making decisions about borrowing.