How Much Does Roof Cleaning Cost in 2026?
Having the moss cleaned off the roof of a semi-detached house costs about £650, and typical prices run from £550 to £800. That usually covers taking the moss off, a biocide treatment and clearing the gutters. A terrace costs about £500 and a detached house about £900. Before you book, it's worth knowing that Marley, one of the biggest tile makers, and the roofing trade body both say moss is rarely harmful, so you may not need it at all.
£650
Semi, full clean
£500
Mid-terrace
£900
Detached
£150
Biocide spray only, from
Last updated . House prices are the ones 31 UK roof cleaning firms publish on their own websites, read separately by two researchers in November 2026 and pooled in a third check. Most firms don't say whether VAT is included. Other figures come from manufacturers, trade bodies and price guides. How we work out our prices.
To cite this page: Less.co.uk, “Roof Cleaning Cost 2026”, updated 4 November 2026, https://less.co.uk/home-improvements/roofing/roof-cleaning-cost. You're welcome to quote these figures with a link to this page.
Don't let anyone pressure wash your roof. Marley, Wienerberger and the roofing trade body all warn against high-pressure jet washing. It can damage the tile surface, and Wienerberger says it can force water in at the joints. And if someone knocks offering to clean or coat your roof, read this first.
Roof Cleaning Cost by House Type
These are the prices UK firms publish for taking the moss off, treating the roof with a biocide and clearing the gutters, worked from ladders, roof ladders or poles. The main figure is the middle price, and the range covers the middle half of firms. Fewer firms price bungalows separately, so that range is wider.
Mid-terrace
About £500
Typically £400 to £600
Takes half a day to a day
Semi-detached
About £650
Typically £550 to £800
Takes a day, or up to 2 days by hand
Detached
About £900
Typically £800 to £1,100
Takes 1 to 2 days
Bungalow
About £550
Typically £400 to £750
Takes half a day to a day
A bungalow roof can be as big as a semi's, which is why bungalow prices vary. Price guides put moss removal with a biocide at about £8 to £15 per m², but firms' own rates vary a lot with how they measure the roof. Few firms say whether VAT is included. Prices are higher in London and the South East, and lower in the North East, Yorkshire and Wales (see prices by region).
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What do you need?
The moss is brushed or scraped off by hand or with a soft wash, a biocide goes on to kill what's left, and the gutters are cleared of the debris. This is what most firms quote.
Your estimate
About £650
Typically £550 to £800 for a semi-detached.
The job usually takes a day, or up to 2 days by hand.
Get roof cleaning quotesBased on the prices UK roof cleaning firms publish on their websites, checked November 2026. Heavy growth, steep or high roofs and slipped tiles can all add to a quote.
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Most local roof cleaners also clear gutters, and the price depends on your roof, how much moss there is and how they'll reach it. Tell us about the job and local firms will get in touch with prices, with no obligation to book.
Do You Actually Need Your Roof Cleaning?
Marley, one of the biggest roof tile makers, says moss and lichen aren't harmful to tiles in normal circumstances, and that cleaning can itself damage a roof. The National Federation of Roofing Contractors says moss is rarely a problem and only needs removing when it blocks gutters or outlets.
The other side of the argument comes from Wienerberger, which makes clay and concrete tiles. It says moss holds water against the tiles, which can make the face of clay tiles flake off, and clogs the channels that carry rainwater off the roof.
It's worth cleaning when:
- moss is washing into the gutters and blocking them or the downpipes
- valleys, outlets or the channels between tiles are clogged
- growth is thick enough to lift the edges of tiles
- you have clay tiles and the moss is heavy
- you're selling and the roof looks neglected in the photos
If none of those apply, a biocide spray or simply keeping the gutters clear may be all you need.
Roof Cleaning Methods Compared
For a typical house, firms charge much the same whichever gentle method they use, so choose on how kind it is to the tiles.
Hand scraping or brushing, then biocide
RecommendedThe most common method. Moss is scraped or brushed off with hand tools or long poles, then a biocide kills what's left. It's slower, but gentle on the tiles if done from roof ladders or the ground.
Soft washing
RecommendedA low-pressure spray of cleaning chemical and biocide that kills and loosens the growth, which then rinses or weathers off. Firms charge much the same as for hand scraping, and many combine the two.
Steam cleaning
Fine, often dearerHot, low-pressure steam systems lift moss and lichen without blasting the tile surface. They often cost a little more than the other gentle methods.
Pressure washing
AvoidThe cheapest and quickest, which is why doorstep firms like it. Marley says high pressure damages the tile surface and shortens its life, the NFRC says it can crack tiles, and Wienerberger says it can force water in at the joints.
Whatever the method, the cleaner shouldn't be walking about on your tiles. Marley advises against walking on them at all, and the HSE says roofs should be treated as fragile until a competent person has checked them. Good firms work from roof ladders, a tower or poles from the ground.
Extras and Access Costs
| Item | Typical cost |
|---|---|
| Conservatory roof, added to a cleanSome firms charge about £50 alongside a gutter clean | £50 to £150 |
| Conservatory roof on its ownAbout £150 for a typical conservatory | £80 to £300 |
| Biocide spray onlyLight growth, or a top-up between cleans | £150 to £400 |
| Gutter clearingCheck, as a few firms charge for it | Usually included |
| Scaffold towerOnly where the firm charges for it | £150 to £300 |
| Cherry pickerOnly where the firm charges for it | £250 to £500 a day |
| Scaffolding, two-storey houseRarely needed for a clean | £700 to £1,200 |
| Scaffolding, one slope onlyFor example the front of a terrace | £450 to £900 |
| Roof coating (semi)See the warnings below | £1,500 to £3,000 |
Most roof cleans don't need scaffolding, because firms work from roof ladders, towers or long poles. If the cleaner spots slipped or cracked tiles, some will refit them while they're up there for a small charge. Getting a roofer out separately to fix them is typically £150 to £700 (see roof repair costs).
Roof Coatings and Sealers
Some firms offer to spray a coating or sealer over the tiles after cleaning, usually for £1,500 to £3,000 on a semi. Sellers claim it restores the colour, keeps moss off for longer, makes tiles last longer or even insulates the house.
The NFRC doesn't recognise roof painting as a proper roofing trade, and says to treat claims about energy savings or longer tile life with extreme caution unless the product has credible UK third-party accreditation. Wienerberger generally advises against painting tiles, because paint can seep into the joints and let water in. If you want a roof to look newer, a clean and a biocide do most of the job for a fraction of the price.
Cold Callers and Doorstep Roof Cleaners
Moss removal is a regular doorstep pitch. The NFRC says it has had an unprecedented number of calls from homeowners approached about moss removal followed by roof painting, and Trading Standards teams have issued warnings about cold callers. In 2022 Dorset Council prosecuted a roof coating firm whose salesman had told a couple that moss was causing moisture and had to come off before a coating. An independent expert found the moss removal unnecessary, the roof timbers in excellent condition and the price excessive.
If someone knocks, don't agree to anything on the spot. Get two or three written quotes from firms you've found yourself, don't pay in cash or up front, and remember you usually have 14 days to cancel a contract agreed at your home (if you ask the firm to start within that time, you pay for work already done). Citizens Advice can help if you think you've been overcharged.
When to Clean a Roof, and How Often
Autumn is a good time. Most birds have finished nesting, the weather is usually still dry, and firms are less busy than in summer. It's an offence to deliberately damage or destroy a wild bird's nest while it's in use or being built, and house sparrows, starlings and swifts often nest under roof tiles, so a firm should check before starting any time from late winter to late summer (see the RSPB's advice).
Winter jobs are possible on dry, mild, calm days, but frosty tiles are dangerous and biocides don't work well in the cold. With a biocide treatment, most roofs need cleaning every 3 to 5 years, and sooner if they're shaded by trees, face north or sit near the coast.
Can You Clean a Roof Yourself?
A 5-litre moss and algae treatment costs about £15 to £50, and on a single-storey roof or porch you can spray it from the ground or from a secured ladder at the eaves. Long-handled roof scraper kits cost £200 to £250. Check the label: products sold to kill moss have to be authorised for that use.
Don't go up onto the roof. Marley says homeowners shouldn't attempt it, tiles crack underfoot, and falls from height are one of the biggest causes of serious injury. For anything above the ground floor, pay a firm with the right access kit and public liability insurance.
Roof Cleaning Prices by Region
Typical prices for a full clean of a semi-detached roof in each region, adjusted for local building costs.
| Region | Typical semi | vs UK average |
|---|---|---|
| London | £760 | +17% |
| South East | £700 | +7% |
| East of England | £680 | +5% |
| North West | £660 | +2% |
| Scotland | £650 | UK average |
| Midlands | £640 | -1% |
| South West | £630 | -3% |
| Wales | £600 | -7% |
| North East | £580 | -11% |
| Yorkshire | £580 | -11% |
Regional prices use the BCIS location factors published by the Department for Education (December 2025), with the Valuation Office Agency's figure for Wales. There's no current official figure for Scotland, so we show the UK price there. How we work out regional prices.
How to Get Your Roof Cleaned for Less
Get three quotes, and compare what's included
Ask each firm how they'll remove the moss, whether the biocide, gutter clearing and taking the waste away are included, and how they'll reach the roof. Firms' prices for a semi run from under £400 to over £1,000, so it pays to compare. Few firms say whether VAT is included, and a VAT-registered firm adds 20%, so ask for the quote to say.
Ask whether you need it at all
If the moss isn't blocking gutters or lifting tiles, leaving it, or having a biocide spray instead of a full clean, can save you hundreds. An honest firm will tell you when a roof doesn't need doing.
Say no to pressure washing and coatings
Pressure washing is cheap but can damage tiles, and a coating can add £1,500 or more to the bill for benefits the roofing trade body treats with caution.
Book in autumn
Once most birds have finished nesting and before the frosts, firms can work on most days. Booking for September to November also avoids the summer peak.
Keep it clean with a top-up
A biocide spray every few years, at about £150 to £400, slows regrowth and can put off the next full clean.
Pay when the job's done, not before
Pay by card or bank transfer once you've seen the roof and the gutters, ideally with before and after photos. Be wary of anyone who wants cash or a large deposit up front.
Free, with no obligation to book.
What Happens on the Day
A semi usually takes a day, or up to 2 days by hand, and a careful firm follows these steps.
- 1
Quote from photos or a visit
Many firms quote from photos or a quick look from the ground. A good quote says how the moss will come off, whether a biocide and gutter clearing are included, and how they'll reach the roof.
- 2
Garden and drains protected
Downpipes are blocked off or bagged, and sheets go down over paths and plants, so moss and chemical run-off don't end up in the drains or the borders.
- 3
Moss brushed or scraped off
Working from roof ladders, a tower or poles from the ground, the cleaner removes the moss from the ridge downwards. Firms that know what they're doing don't walk on the tiles.
- 4
Biocide applied
A biocide goes on to kill the spores and roots left behind, ideally on a dry day so it isn't washed straight off. The roof keeps looking cleaner for weeks afterwards as the rest dies back.
- 5
Gutters cleared and debris taken away
The moss that's been knocked into the gutters is cleared out, the downpipes are checked, and the waste is bagged and removed. Ask for before and after photos of the roof and gutters.
Frequently Asked Questions
How much does it cost to clean a roof?
Having the moss cleaned off a semi-detached house costs about £650, and typical prices run from £550 to £800. A mid-terrace costs about £500, a detached house about £900 and a bungalow about £550. That usually includes a biocide treatment and clearing the gutters. Scaffolding is extra if the roof can't be reached from ladders, poles or a tower.
Is roof cleaning worth it?
Usually only when the moss is causing a problem. Marley and the National Federation of Roofing Contractors both say moss is rarely harmful to tiles. It's worth doing when moss is blocking gutters, valleys or outlets, when growth is heavy enough to lift tiles, or on clay tiles, which Wienerberger says can be damaged by moss holding water against them.
Does pressure washing damage roof tiles?
Marley, Wienerberger and the NFRC all warn against high-pressure jet washing. Marley says it damages the tile surface and shortens its life, the NFRC says it can crack tiles, and Wienerberger says it can strip concrete tiles and force water in at the joints. Most roof cleaning firms now scrape or brush the moss off by hand, or use a low-pressure soft wash with a biocide.
How often should a roof be cleaned?
With a biocide treatment, every 3 to 5 years is typical, and sooner on shaded, north-facing or coastal roofs. A biocide spray on its own, at about £150 to £400, can keep a roof clear for a few more years between full cleans.
What is the best time of year to clean a roof?
Autumn is a good choice. Most birds have finished nesting and the weather is usually still dry. Firms avoid frosty, wet or windy days, and biocides work poorly in the cold, so midwinter jobs depend on a dry, mild spell.
Is it worth having a roof coated after cleaning?
Coating a semi's roof typically costs £1,500 to £3,000, and the claims made for it deserve some scepticism. The NFRC says to treat claims about longer tile life or better insulation with extreme caution unless the product has credible UK third-party accreditation, and Wienerberger generally advises against painting roof tiles. Coatings are often sold by cold callers.
Can I clean my roof myself?
You can spray a moss killer from the ground or from a secured ladder at the eaves, which costs £15 to £50 for the chemical. Don't walk on the roof: Marley says homeowners shouldn't try to get onto it at all, and the HSE treats every roof as fragile until a competent person has checked it.
Is roof cleaning included in home insurance?
Home insurance doesn't pay for roof cleaning, because it's maintenance. Before a firm starts, check it has public liability insurance and that the cover includes damage to the roof it's working on.
Reviewed by Chris Kervin, Less.co.uk Home Improvement Costs Specialist
Last updated: · Prices from 31 UK firms' published price lists · Methodology
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