What roofing work really costs in 2026
Researched UK prices for every roofing job, updated for 2026, so you can spot an inflated quote and a suspiciously cheap one. Check the fair price in our roof replacement cost calculator, then get up to three free quotes to compare against it.
Roofing is one of the few trades where two quotes for the same house can differ by thousands and both be honest. The gap is almost always scope: whether the membrane and battens are being replaced, whether scaffolding is in the price, whether the tiles are genuinely matched. This page gives the fair 2026 range for every job we price, then the three things that move it.
Every roofing job, priced (2026)
Supplied and fitted by an insured contractor, straightforward access assumed, VAT included where it applies.
| Job | Typical UK cost | Full guide |
|---|---|---|
| Full roof replacement, mid-terrace | £4,500 – £9,500 | New roof cost |
| Full roof replacement, semi-detached | £5,500 – £14,000 | New roof cost |
| Full roof replacement, detached | £8,000 – £20,000 | New roof cost |
| Roof repair, minor to moderate | £150 – £1,500 | Repair costs |
| Slipped, missing or cracked tiles | £150 – £400 | Tile costs |
| Ridge tiles re-bedded | £200 – £600 | Tile costs |
| Leak traced and repaired | £150 – £600 | Leak repair cost |
| Emergency callout, daytime | £80 – £150 | Callout charges |
| Emergency callout, out of hours | £100 – £250 | Callout charges |
| Flat roof replacement, per m² | £80 – £150 | Flat roof costs |
| Felt flat roof, per m² | £80 – £110 | Felt roof costs |
| EPDM rubber roof, per m² | £90 – £130 | EPDM guide |
| GRP fibreglass roof, per m² | £110 – £150 | GRP guide |
| Single garage roof replacement | £1,400 – £3,000 | Garage roof costs |
| Asbestos cement garage roof, removed and replaced | £1,500 – £3,500 | Garage roof costs |
| Conservatory roof replacement | £4,000 – £16,000 | Conservatory costs |
| Chimney repointing | £400 – £900 | Chimney costs |
| Chimney stack rebuild above roofline | £1,000 – £2,500 | Chimney costs |
| New guttering, whole house | £600 – £1,200 | Guttering costs |
| Fascias and soffits, semi-detached | £1,200 – £2,800 | Roofline costs |
| Roof cleaning and moss removal | £400 – £1,000 | Cleaning costs |
| Scaffolding for a full re-roof | £800 – £1,500 | Scaffolding costs |
Want a figure for your own house rather than a range? The roof cost calculator adjusts for house type, material, complexity and region in about 30 seconds.
What actually moves the price
Six things decide where in the range your quote lands, and only one of them is the roofer's day rate.
- Access. Scaffolding is £800 to £1,500 on a typical semi and it is charged whether the job takes two days or ten. It is the single reason small jobs feel expensive and why bundling work while the scaffold is up saves real money.
- Material. Concrete tiles run £110 to £150 per m² fitted, clay £130 to £180, natural slate £150 to £220. Over a 60m² roof that is a £3,000 to £4,000 swing before anything else is priced.
- Roof shape. Hips, valleys, dormers and chimneys add cutting, leadwork and time. A complex roof costs roughly 18 per cent more than a simple gable of the same area.
- What is underneath. A re-roof that needs new battens and membrane costs more than one that does not, and nobody knows for certain until the tiles come off. A good quote states what happens if rotten timber appears.
- Waste and disposal. Skips, tipping fees and, for asbestos cement, licensed disposal. Budget £300 to £500 on a re-roof, more where asbestos is involved.
- Where you live. Labour and access costs vary by a third across the UK, which is the table below.
Roofing prices by region
The same semi-detached re-roof, priced across the UK. These are the regional factors our calculator applies to every job.
| Region | Versus UK average | Semi-detached re-roof |
|---|---|---|
| London | +22% | £6,650 – £17,150 |
| South East | +12% | £6,050 – £15,750 |
| South West | +5% | £5,700 – £14,750 |
| East of England | +5% | £5,700 – £14,750 |
| Midlands | Baseline | £5,500 – £14,000 |
| North West | -3% | £5,250 – £13,650 |
| North East and Yorkshire | -5% | £5,150 – £13,350 |
| Wales | -3% | £5,250 – £13,650 |
| Scotland | -2% | £5,300 – £13,800 |
| Northern Ireland | -7% | £5,000 – £13,100 |
London pricing is not greed: scaffold licences, parking suspensions, tighter access and higher labour costs are real. What it does mean is that a London quote should be compared against London prices, not against a national average a relative quoted you in Yorkshire.
What a fair quote has to show
Before you compare two numbers, check they describe the same work. A quote worth trusting itemises:
- The covering, by name and manufacturer, not just "tiles"
- Membrane and battens: replaced or re-used, stated either way
- Scaffolding, and who pays if it stays up longer than planned
- Leadwork, ridge, verge and valley details
- Waste removal and what happens to the old material
- The guarantee: length, what it covers, and whether it is insurance backed
- A payment schedule with little or nothing up front
Our guide to reading a roofing quote goes through a real one line by line, and roofing scams to avoid covers the pressure tactics that follow storms.
Repair or replace?
Repairs win while the covering has life left and the failure is local: a few slipped tiles, one failed flashing, a cracked valley. Replacement wins once you are paying repeatedly for access to the same roof, when the membrane underneath has perished, or when a sagging ridge says the structure has moved. If the roof is past 40 years on concrete tiles or 20 on felt, price both and compare cost per remaining year rather than cost today.
Every roofing job, priced honestly
Each guide breaks down what drives the price, gives per-metre and per-job ranges, and flags the red flags to watch for on quotes.
Roof replacement cost calculator
Get a realistic price range for your new roof in 30 seconds, using real 2026 supply-and-fit rates adjusted for your material, house type and region. Free, no sign-up.
New roof cost
What a full roof replacement costs on every house type, broken down by material and region.
New roof prices →Roof repair costs
From a slipped tile to a valley rebuild: fair 2026 prices for every common repair.
Repair prices →Flat roof costs
Felt, EPDM and GRP priced per square metre for garages, extensions and dormers.
Flat roof prices →Leaking roof repair cost
What fixing a leak really costs once the cause is found, from flashing to full valleys.
Leak repair prices →Roof tile replacement cost
Single tiles to whole courses, with the labour and access costs quotes often hide.
Tile prices →Felt roof costs
Repair and replacement prices for felt flat roofs, and when upgrading pays for itself.
Felt roof prices →Garage roof costs
Replacement and repair prices for flat and pitched garage roofs of every size.
Garage roof prices →Chimney repair costs
Repointing, flaunching and rebuild prices, and why doing it with the scaffold up saves money.
Chimney prices →Guttering costs
New gutters, downpipes and repairs priced for the whole house, by material.
Guttering prices →Fascias & soffits cost
uPVC roofline replacement prices for every house type, capping versus full replacement.
Roofline prices →Roof cleaning costs
Moss removal and soft washing prices, and what makes one roof cost more than another.
Cleaning prices →Scaffolding costs
The line item on almost every roofing quote, explained and priced by house type.
Scaffolding prices →Conservatory roof costs
Glass and solid replacement roof prices, and what turns a conservatory into a real room.
Conservatory prices →Emergency callout charges
What a legitimate emergency roofer charges day and night, and the rip-offs to avoid.
Callout prices →Roofing cost questions, answered
Guides set your budget. Quotes set the price.
Once you know the fair range, get up to three itemised quotes from vetted local roofers and compare them against it. Free, no obligation.