How much does a new roof cost in the UK?
Real 2026 roof replacement prices by house type, material and region, plus exactly what a fair quote should include. Prices updated July 2026.
Those ranges are wide because three things move the price more than anything else: how big the roof is, what you put on it, and where you live. This guide breaks all three down so you can budget properly, then sanity-check every quote you receive. For a figure tailored to your own home, use our roof replacement cost calculator.
New roof cost by house type (2026)
| Property | Typical roof area | Total cost range |
|---|---|---|
| Mid-terrace | 45 – 60 m² | £4,500 – £9,500 |
| End-terrace | 55 – 70 m² | £5,000 – £11,000 |
| Semi-detached | 70 – 90 m² | £5,500 – £14,000 |
| Detached | 100 – 140 m² | £8,000 – £20,000 |
| Bungalow | 110 – 160 m² | £8,500 – £18,000 |
Bungalows surprise people: the footprint is the whole house, so the roof is often bigger than a two-storey semi's, even though the scaffold is cheaper.
Cost per square metre by material
| Material | Supplied & fitted per m² | 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 |
Judge materials on cost per year of life, not the headline price. Natural slate costs roughly 50% more than concrete but lasts twice as long, which is why it dominates at the premium end. Replacing a flat roof instead? See the flat roof cost guide.
New roof cost by region
Labour is the biggest slice of a re-roof bill, and labour rates vary sharply across the UK. The same semi-detached re-roof prices out roughly like this:
| Region | Semi-detached re-roof (2026) |
|---|---|
| London | £6,700 – £17,100 |
| South East | £6,150 – £15,700 |
| South West | £5,800 – £14,700 |
| East of England | £5,800 – £14,700 |
| Midlands | £5,500 – £14,000 |
| North West | £5,350 – £13,600 |
| North East & Yorkshire | £5,200 – £13,300 |
| Wales | £5,350 – £13,600 |
| Scotland | £5,400 – £13,700 |
| Northern Ireland | £5,100 – £13,000 |
What a roof replacement quote should include
- Strip and dispose of the old covering, including skip or grab hire (£300 to £500).
- Scaffolding around the working elevations (£800 to £1,500; see the scaffolding cost guide).
- New breathable membrane and treated battens across the whole roof.
- The covering itself, supplied and fitted, with matching ridge and hip tiles.
- Leadwork and flashings around chimneys, valleys and abutments.
- Ventilation to current building regulations, plus the building regs sign-off itself.
- A written guarantee, ideally insurance-backed, not just the roofer's word.
What can push the price up
- Structural repairs: rotten rafters or sagging timbers, usually only visible once the roof is stripped. Budget a 10 to 15% contingency.
- Chimney work: repointing while the scaffold is up adds £400 to £900 but saves a separate scaffold bill later (see chimney repair costs).
- Conservation areas and listed buildings: matching reclaimed materials can double the material cost.
- Insulation upgrades: re-roofing more than a quarter of the roof triggers current thermal regulations in many cases.
- Access: no rear access, steep pitches and roofs over conservatories all add scaffold complexity.
Repair or replace?
If your roof is mid-life and the damage is local, a repair at £150 to £1,500 is almost always the right call; see the roof repair cost guide. Replacement wins when repairs would top about a quarter of a re-roof cost, when you are fixing the same roof every year, or when a survey shows the covering itself has failed rather than a few tiles. Not sure which side you are on? The signs you need a new roof guide walks through it, or book a roof inspection.
Get real prices for your roof
Up to three itemised quotes from vetted local roofers, checked against the fair rates on this page. Free, no obligation.