Roof Replacement Cost Calculator UK 2026

Estimate your roof replacement cost

Prices updated July 2026 · Based on average UK contractor rates

Your property type

Determines the typical main-roof area we use.

Roofing material

Not sure? See our materials guides.

Roof complexity

Hips, valleys and dormers add labour time.

Your region

Labour rates vary across the UK.

Optional extras

£0 to £0

Get 3 exact quotes for this job

Free, no obligation. Quotes from vetted local roofers.

How the calculator works

The estimate combines four things: the typical roof area for your property type, the supply-and-fit rate for your chosen material, a complexity adjustment for the shape of your roof, and a regional labour multiplier. On top of that it adds the two costs almost every re-roof includes: scaffolding (£800 to £1,500) and waste removal (£300 to £500).

2026 roofing material rates we use

Material	Rate per m² (supplied & fitted)	Typical lifespan
Concrete tiles	£110 – £150	40 – 60 years
Synthetic slate	£120 – £160	40 – 60 years
Clay tiles	£130 – £180	60 – 90 years
Natural slate	£150 – £220	80 – 120 years
Felt (flat roof)	£80 – £110	10 – 20 years
EPDM rubber (flat roof)	£90 – £130	30 – 50 years
GRP fibreglass (flat roof)	£110 – £150	25 – 40 years

Rates reflect average UK contractor pricing in July 2026 for straightforward access, including stripping the old covering, new breathable membrane and treated battens. Read the full new roof cost guide for a deeper breakdown of every line item.

What can push your quote higher

Structural repairs: rotten rafters or sagging timbers found once the old roof comes off.
Chimneys: repointing or rebuilding while the scaffold is up is cheaper than doing it later, but it still adds cost.
Listed buildings and conservation areas: matching materials (for example reclaimed slate) can double material costs.
Difficult access: terraced streets with no rear access, or roofs above conservatories, add scaffold complexity.
Deep replacement: if insulation needs upgrading to current building regulations during the work.

Rule of thumb: if a quote lands well below the calculator's bottom figure, ask what has been left out. Missing scaffolding, no membrane replacement and cash-only deals are the classic signs of a job that goes wrong.

Calculator FAQs

Questions about roof replacement costs

The calculator uses average UK supply-and-fit rates gathered from roofing contractors and trade price lists, updated in July 2026, with multipliers for region, house type and roof complexity. It produces a realistic budgeting range, but every roof is different, so always confirm with itemised quotes from local roofers.

The estimate covers stripping the old roof, new breathable membrane and battens, the roofing material supplied and fitted, scaffolding and waste removal. Optional extras such as chimney repointing, new guttering, roof windows and loft insulation can be added with the tick boxes.

Labour rates vary significantly across the UK. London prices are typically 20 to 25 percent above the national average, the South East around 10 to 15 percent above, while the North East, Wales and Northern Ireland tend to sit slightly below average.

For pitched roofs, concrete tiles are the cheapest at around £110 to £150 per square metre supplied and fitted. Natural slate is the most expensive at £150 to £220 per square metre but lasts 80 years or more. Compare options in our flat roof comparison and clay vs concrete tiles guides.

Yes, scaffolding is legally required for full roof replacements under UK working-at-height regulations. Expect £800 to £1,500 for a typical house, which is included in this calculator's estimate. Small garage flat roofs can often be done from towers or ladders at lower cost.

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