Roof Replacement Cost UK
Complete guide to new roof costs, materials, and what to expect
Last updated: January 2025
Quick Answer
A new roof in the UK costs between £5,000 and £15,000 for a typical semi-detached house in 2025. This equates to approximately £70-120 per square metre including materials and labour. The exact cost depends on roof size, materials chosen, property location, and roof complexity.
Cost by Property Type
| Property Type | Roof Size | Typical Cost |
|---|---|---|
| Terraced House | 40-60m² | £4,000 - £8,000 |
| Semi-Detached | 60-80m² | £5,500 - £10,000 |
| Detached House | 80-120m² | £8,000 - £15,000 |
| Bungalow | 50-80m² | £5,000 - £9,000 |
| Large Detached | 120-200m² | £12,000 - £25,000 |
*Prices based on standard concrete tile installation. Natural slate or complex designs will cost more.
Cost by Roofing Material
Concrete Tiles
Cost per m²
£25-40
Lifespan
30-40 years
Affordable, durable, wide colour range
Clay Tiles
Cost per m²
£50-80
Lifespan
50-70 years
Long-lasting, traditional look, fire resistant
Natural Slate
Cost per m²
£80-150
Lifespan
75-100+ years
Premium appearance, longest lifespan, eco-friendly
Synthetic Slate
Cost per m²
£30-50
Lifespan
40-50 years
Lightweight, affordable slate look
Metal Roofing
Cost per m²
£40-80
Lifespan
50-70 years
Lightweight, modern look, low maintenance
Factors Affecting Cost
Location
Labour costs vary significantly across the UK:
- • London & South East: +10-20% above average
- • Midlands: Average prices
- • North & Scotland: -5-10% below average
- • Rural areas: May have travel surcharges
Roof Complexity
Complex roofs cost more due to extra labour:
- • Simple gable roof: Standard pricing
- • Hipped roof: +10-15%
- • Multiple levels/dormers: +15-25%
- • Listed building requirements: +20-40%
Additional Work
Common extras that add to the cost:
- • Scaffolding: £800-1,500
- • New guttering: £400-800
- • Fascias & soffits: £1,000-2,000
- • Chimney repairs: £300-1,000
Disposal & Access
Practical considerations:
- • Old roof removal: Usually included
- • Skip hire: £200-400
- • Difficult access: +10-20%
- • Asbestos removal: £1,500-3,000 extra
Frequently Asked Questions
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