Roof replacement cost calculator UK
Use this roof replacement cost calculator to work out what your new roof should cost in 2026, in 30 seconds, with no sign-up. See your price range now, then get 3 fixed quotes from vetted local roofers if you want them.
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How much does a new roof cost in the UK in 2026?
A full roof replacement costs £4,500 to £20,000 in the UK in 2026, including scaffolding and waste removal. A typical 3 bed semi costs £5,500 to £10,200 in concrete tiles and £9,300 to £14,000 in natural slate. London runs about 22% higher and Northern Ireland about 7% lower.
Three things set the price more than anything else: the size of the house, what goes on the roof and where you live. The calculator above prices all three for your own home. The tables below give you the same figures for every house type, so you can check any quote you are handed. For the full background, read our full roof replacement cost guide.
Roof replacement cost by house type
These are 2026 prices for a 3 bed home with a typical roof shape, at the UK average labour rate. They include stripping the old roof, new membrane and battens, the covering, scaffolding and waste removal.
| Property | Typical roof area | Concrete tiles | Natural slate | Any covering | Time on site |
|---|---|---|---|---|---|
| Mid-terrace | 45 to 60 m² | £4,500 – £7,250 | £6,750 – £9,500 | £4,500 – £9,500 | 3 to 4 days |
| End-terrace | 55 to 70 m² | £5,000 – £8,300 | £7,700 – £11,000 | £5,000 – £11,000 | 3 to 5 days |
| Semi-detached | 70 to 90 m² | £5,500 – £10,200 | £9,300 – £14,000 | £5,500 – £14,000 | 3 to 5 days |
| Detached | 100 to 140 m² | £8,000 – £14,600 | £13,400 – £20,000 | £8,000 – £20,000 | 5 to 7 days |
| Bungalow | 110 to 160 m² | £8,500 – £13,750 | £12,750 – £18,000 | £8,500 – £18,000 | 4 to 7 days |
A 4 bed semi runs £6,300 to £16,100. A third storey adds about 40% to the scaffold, taking a concrete-tiled semi to £5,800 to £10,800.
Bungalows surprise people. The roof covers the whole footprint of the house, so it is often bigger than a two-storey semi's roof, even though the scaffold is lower and cheaper.
Roof cost per m2 by material
What the per m² rate includes: stripping the old covering, new breathable membrane and treated battens, the tiles or slates with ridge and hip tiles, and the labour to fit them. Scaffolding and waste are priced on top. Tile-only prices of £25 to £65 per m² leave the labour out, which is why real quotes come in higher.
| Material | Supply and fit per m² | Lifespan | 3 bed semi, typical | Cost per year of life |
|---|---|---|---|---|
| Concrete tiles | £110 – £150 | 40 – 60 years | £5,500 – £10,200 | about £157 a year |
| Synthetic slate | £120 – £160 | 40 – 60 years | £6,350 – £11,050 | about £174 a year |
| Clay tiles | £130 – £180 | 60 – 90 years | £7,600 – £12,300 | about £133 a year |
| Natural slate | £150 – £220 | 80 – 120 years | £9,300 – £14,000 | about £116 a year |
| Felt (flat roof) | £80 – £110 | 10 – 20 years | £2,000 – £2,750 (25 m² extension) | about £158 a year |
| EPDM rubber (flat roof) | £90 – £130 | 30 – 50 years | £2,250 – £3,250 (25 m² extension) | about £69 a year |
| GRP fibreglass (flat roof) | £110 – £150 | 25 – 40 years | £2,750 – £3,750 (25 m² extension) | about £100 a year |
Judge a covering on cost per year of life, not the headline price. Natural slate costs more than concrete on day one, yet over its 80 to 120 year life it works out cheaper per year than any tile. Torn between the two most common choices? Compare them in clay vs concrete tiles.
Flat and garage roof replacement costs
Flat roofs are priced by area. These 2026 figures include the covering, checking the deck, trims and waste. A rotten deck costs extra to replace.
| Flat roof | Size | Felt | EPDM rubber | GRP fibreglass |
|---|---|---|---|---|
| Single garage | about 18 m² | £1,400 – £2,000 | £1,600 – £2,350 | £1,950 – £2,700 |
| Extension roof | about 25 m² | £2,000 – £2,750 | £2,250 – £3,250 | £2,750 – £3,750 |
| Large extension or dormer | about 40 m² | £3,200 – £4,400 | £3,600 – £5,200 | £4,400 – £6,000 |
Pick Flat roof in the calculator to price your own, and read the flat roof cost guide and the garage roof cost guide for the detail, including asbestos garage roofs.
Roof replacement prices by region
Labour is the biggest slice of a re-roof bill, and labour runs from about 7% below the UK average in Northern Ireland to 22% above it in London. The calculator reads your region from your postcode. Here is the same 3 bed semi across the UK.
| Region | Versus UK average | 3 bed semi, any covering | 3 bed semi, concrete tiles |
|---|---|---|---|
| London | +22% | £6,650 – £17,150 | £6,650 – £12,500 |
| South East | +12% | £6,050 – £15,750 | £6,050 – £11,500 |
| South West | +5% | £5,700 – £14,750 | £5,700 – £10,750 |
| East of England | +5% | £5,700 – £14,750 | £5,700 – £10,750 |
| Midlands | Baseline | £5,500 – £14,000 | £5,500 – £10,200 |
| North West | -3% | £5,250 – £13,650 | £5,250 – £9,950 |
| North East and Yorkshire | -5% | £5,150 – £13,350 | £5,150 – £9,750 |
| Wales | -3% | £5,250 – £13,650 | £5,250 – £9,950 |
| Scotland | -2% | £5,300 – £13,800 | £5,300 – £10,050 |
| Northern Ireland | -7% | £5,000 – £13,100 | £5,000 – £9,550 |
What else goes into the price
- Scaffolding: £800 to £1,500 round a semi, £1,200 to £2,200 round a detached house, and about 40% more for a third storey. It is already in every figure above. See scaffolding costs.
- Strip-out and waste: £300 to £500 for stripping the old covering and the skip or grab hire. Also already included.
- Roof windows: £900 to £1,600 each, fitted with a flashing kit.
- Chimney repoint and reflash: £700 to £1,700 while the scaffold is up, against a separate scaffold bill if you leave it.
- Fascias and soffits: £1,200 to £2,800 on a semi, done from the same scaffold.
- Gutters and downpipes: £600 to £1,200 on a semi, £900 to £1,800 on a detached house.
- Loft insulation top-up: £400 to £800, while the roof is open.
- Leadwork: £300 to £800 to renew the lead flashing round a chimney or wall.
- Rotten timbers: Only visible once the old roof is off. Budget 10 to 15% on top, and ask each roofer for their day rate for timber repairs.
- VAT: Check whether each quote includes VAT, so you compare like with like.
Add any of these in the calculator and they appear in your breakdown, priced for your region.
How the calculator works out your price
No guesswork and no black box. The calculator uses the same 2026 prices as every cost guide on Expert Roofers, built from contractor rates, trade price lists and typical labour times.
- House type sets the starting range, from £4,500 to £9,500 for a mid-terrace to £8,000 to £20,000 for a detached house.
- Covering sets where you sit in that range: concrete tiles at the bottom, natural slate at the top.
- Bedrooms scale the roof: a 2 bed is about 15% less than a 3 bed, a 5 bed about 30% more.
- Roof shape adjusts the tiling: a simple gable is 8% less, valleys or dormers 18% more.
- Storeys: a third storey adds about 40% to the scaffold.
- Extras such as roof windows, chimney work, fascias, gutters and insulation are added at their own rates.
- Your postcode applies the regional labour rate to every line, then each line is rounded to the nearest £50.
Worked example: a 3 bed semi in concrete tiles
- A semi-detached re-roof costs £5,500 to £14,000 across every covering.
- Concrete tiles take the cheaper part of that range: £5,500 to £10,175.
- That splits into scaffolding at £800 to £1,500, strip-out and waste at £300 to £500, and the tiles, membrane, battens and labour at £4,400 to £8,175.
- A typical roof shape keeps the tiling cost as it is (a simple gable would bring the total to £5,100 to £9,550, valleys or dormers to £6,250 to £11,650).
- At the UK average labour rate, rounded to £50, the price is £5,500 to £10,200.
- In London the same roof costs £6,650 to £12,500. Add two roof windows and the Midlands price becomes £7,300 to £13,400.
How to get your estimate down
- Choose the covering on cost per year, not the day-one price. The cheapest roof is not always the best value.
- Do the extras while the scaffold is up. Chimney work, fascias and gutters cost far less now than with a second scaffold later.
- Re-roof one side if only one slope has failed. It costs a little over half a full re-roof.
- Book late autumn or winter where you can. Diaries fill first in spring and summer.
- Get three itemised quotes. It is the single quickest way to find the fair price, and to spot the one that has left something out.
Is the calculator price my final quote?
No. It is the fair price range for your roof. Your final price comes from a fixed written quote after a free survey, once a roofer has checked access, the timbers and the leadwork. A fair written quote itemises scaffolding, strip-out, membrane, battens, the covering, leadwork, building regulations sign-off and the guarantee. Roofing quotes explained shows what good looks like, and roofing scams to avoid covers the red flags. Only need a fix? See roof repair costs first.
Method and sources: prices are the 2026 UK rates published across the Expert Roofers cost guides, reviewed 5 October 2026. See how we research our cost data on our about page.
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