New Roof Cost & Replacement Guide 2026
How much does a new roof cost? Whether you need a few slipped tiles fixing or a full roof replacement, this guide covers what the work involves, what you should expect to pay, and how to find a reliable roofer who will not cut corners.
Quick answer
A full re-roof on a typical semi-detached house costs £5,500 to £12,000. Materials run at roughly £80 to £150 per m² all in, depending on tile type and specification. A detached house with a complex roof can reach £18,000 or more. Repairs are a fraction of that - minor patch jobs start from around £150.
See full roofing cost guideWhat the job involves
What does a roofer actually do?
Full strip and re-roof
The existing tiles or slates are removed along with the old felt underlay and battens. A new breathable membrane is fitted, new timber battens are fixed, and fresh tiles are laid from the eaves up. Ridge tiles are re-bedded or dry-fixed. Most full re-roofs take 3 to 7 days depending on the property size.
Repairs and patch work
Slipped or broken tiles can usually be replaced individually without disturbing the rest of the roof. Ridge tile re-bedding, lead flashing repairs around chimneys and dormers, and valley repairs are common patch jobs. A roofer should be able to quote for repairs after a visual inspection - ideally with photos taken from up on the scaffolding.
Flat roof replacement
Flat roofs over garages, extensions, and bay windows have a shorter lifespan than pitched roofs and typically need replacement every 10 to 25 years depending on the system. Modern GRP fibreglass flat roofs are seamless and very long-lasting. Torch-on felt is a cheaper option but needs more maintenance. A good contractor will advise which system suits your situation.
Fascia, soffit, and guttering
Most roofers also carry out fascia, soffit, and guttering replacements. These are often quoted alongside a re-roof as the scaffolding is already up, making it more cost-effective to do everything at the same time. New uPVC fascia and soffit boards on a semi-detached typically add £800 to £1,500 to the job.
Get at least 3 quotes - roofers are one of the most targeted trades for overcharging. Never pay more than 25% upfront, and be wary of anyone who knocks on your door after a storm offering to check your roof.
Before you hire
Key things to consider
Tile type affects both cost and lifespan
Concrete interlocking tiles are the most common choice - they last 30 to 50 years and are significantly cheaper than clay or slate. Clay tiles are more traditional in appearance and can outlast concrete. Natural Welsh slate is the premium option and can last over a century, but costs two to three times as much as concrete. Your choice may also be restricted by local planning policy, particularly in conservation areas.
Check whether the felt underlay needs replacing
On older roofs, the original bitumen felt underlay often becomes brittle and tears. If a contractor is quoting to re-tile over existing felt, make sure you understand why - on most roofs over 25 years old, the right approach is to strip everything back and start fresh. New breathable roofing membrane is better than old-style felt in any case.
Scaffolding must be included in the quote
Reputable roofers include scaffolding in their quote. It is not a legitimate add-on. If a quote comes in unusually low and scaffolding is listed separately, the final price will be higher than it first appeared. Ask every contractor whether scaffolding is included before comparing quotes.
Older properties may contain asbestos
Homes built before 1985 can contain asbestos in various locations, including some roof valley materials and insulation products. If there is any doubt, ask your roofer to check before stripping out. A professional asbestos survey costs around £100 to £200. Removing asbestos requires a licensed specialist and adds to the project cost.
Finding a contractor
How to find a good roofer
- 1
Look for NFRC membership
The National Federation of Roofing Contractors (NFRC) at nfrc.co.uk is the main trade body for UK roofers. Members sign up to a code of practice and can be verified on the NFRC website. It is not a guarantee, but it is a useful starting filter.
- 2
Get a minimum of three written quotes
Roofing prices vary enormously between contractors. Three quotes gives you a sense of the going rate and lets you spot if anyone is pricing unusually high or, equally, suspiciously low. Ask each contractor to quote like-for-like so you can compare properly.
- 3
Ask to see their guarantee in writing
A credible roofing contractor will offer a written guarantee covering both materials and workmanship. Ten years on workmanship is reasonable. Manufacturer guarantees on materials can be longer. Ask what the guarantee actually covers and how they handle claims before you sign anything.
- 4
Confirm scaffolding is in the quote
A professional re-roof always requires scaffolding. Make sure the quote includes it. Also check whether the quote covers skip hire for the old tiles, or whether that is separate.
- 5
Check their public liability insurance
Ask for proof of public liability insurance before work starts. Any reputable contractor will provide this without hesitation. Two million pounds is a reasonable minimum; many good contractors carry five million.
Guides
Roofing guides
New Roof Cost Guide
Full price breakdown by roof type, property size, and region.
£5,000 – £18,000
Free Roofing Calculator
Get a free instant roofing estimate for your property.
Free instant estimate
Flat Roof Cost Guide
Felt, EPDM rubber, and GRP flat roof prices per m².
£40 – £80 per m²
Fibreglass (GRP) Roof Cost Guide
GRP fibreglass flat roof prices, lifespan, and comparison with felt and EPDM.
£70 – £100 per m²
Garage Roof Replacement Cost
What you should expect to pay to replace a garage roof - felt, EPDM, and GRP options compared.
Read the full article
Official Resources
Trusted sources for further reading and professional guidance.
NFRC: National Federation of Roofing Contractors
Find NFRC-accredited roofing contractors and check member credentials.
HSE: Working at height guidance
Health and Safety Executive guidance on roof work safety requirements.
Planning Portal: Roof work planning rules
Check if your roofing project needs planning permission under permitted development rules.
FAQ
Common roofing questions
How do I know if a roofer is reputable?
Look for NFRC membership and check it on their website. Beyond that, look for a contractor that has traded locally for several years, gives you a written guarantee on materials and workmanship, and includes scaffolding in the quote without being asked. Get at least three quotes and be cautious of anyone who cold-calls you after a storm.
When is it better to repair rather than replace?
If the structure is sound and only a few tiles are damaged, a repair is almost always the right decision. A full re-roof makes sense when the felt underlay has deteriorated, the timber battens are rotten, large sections of tiles are failing, or the roof is 40 or more years old and has never been replaced. A good roofer should give you an honest steer on this.
Do I need Building Regulations approval for a new roof?
A like-for-like tile replacement is permitted development - no Building Regs approval or planning permission needed. Structural changes to the roof timbers, or altering the roof shape, do require approval. Properties in conservation areas may need planning consent even for like-for-like work, so it is worth checking with your local planning department.
Should I be concerned about asbestos?
Asbestos cement was used in garage and outbuilding roofing up to the mid-1980s, and occasionally appears in other materials on older properties. If your home was built before 1985, ask your roofer to check before stripping out. A professional survey costs around £100 to £200. Removal must be carried out by a licensed contractor.
How much deposit should I pay a roofer?
No more than 25% upfront. A contractor asking for 50% or more before work starts should raise your eyebrows. Pay by card where possible for chargeback protection. Roofers are one of the trades most commonly cited by Trading Standards for deposit-related complaints.
Quote service coming soon
Compare quotes from local roofers
We're setting up our free quote comparison service. Sign up to our newsletter and we'll let you know when it launches.
Get Notified When Quotes Launch