Roof Replacement Cost UK 2026
Typical costs by roof type and material, the extras to budget for, and the rules. Last reviewed September 2026.
Quick answer
Most UK roof replacements cost between about £4,000 and £19,000, with an average of around £8,000, according to published cost guides. The price depends on the roof's size and shape, the material, access, and where you live. These are typical ranges, not quotes.
Cost by roof type
| Roof type | Typical total | Per m² |
|---|---|---|
| Gable roof | £7,000 - £16,250 | £110 - £260 per m² |
| Hip roof | £9,250 - £18,000 | £145 - £285 per m² |
| Flat roof | £2,800 - £7,500 | £45 - £120 per m² |
| New roof structure | £6,500 - £20,000+ | Depends on design |
Source: Checkatrade roof replacement cost guide (table updated March 2026).
Material cost and expected lifespan
Concrete tiles
Material per m²
£35 - £75
Typical lifespan
Around 50-60 years
Usually the cheapest pitched roof covering. Heavier than slate.
Clay tiles
Material per m²
£40 - £90
Typical lifespan
Around 50-60 years
Traditional look that suits many older homes.
Natural slate
Material per m²
£95 - £275
Typical lifespan
100+ years
Long-lasting and often required on period or listed buildings.
Metal roofing
Material per m²
£70 - £120
Typical lifespan
Around 40-70 years
Light, with a modern look. Sheet or tile profiles.
Source: MyJobQuote new roof cost guide (updated August 2026). Lifespans depend heavily on installation and maintenance.
What else affects the price
Where you live
- • London: often around 25-30% above the national average
- • South East: often around 15-20% above
- • North, Scotland and Wales: often 5-15% below
Roof shape
- • Hip roofs usually cost more than simple gable roofs
- • Valleys, dormers, chimneys and roof windows add labour
- • Listed buildings may need specific materials and consent
Extras to check are in the quote
- • Scaffolding: roughly £700-£1,300 to erect, hire and remove
- • Removing the old roof: around £1,000-£2,500
- • Skip hire: around £320 a week for a 6-8 yard skip
- • Insulation upgrades where Building Regulations require them
Things that can add cost
- • Rotten battens, decking or rafters found once the roof is stripped
- • Asbestos in older roofs, which needs specialist handling
- • Bats in the roof: work may need a survey or licence and timing restrictions
- • VAT, normally 20% on re-roofing an existing home
Regional figures from MyJobQuote; scaffolding, removal and skip costs from Checkatrade. Typical ranges, last reviewed September 2026.
The rules in brief (England)
- Planning permission: re-roofing that does not materially change how a house looks usually does not need it. Changing the roof's height or shape, projecting more than 150mm from the roof slope, flats, listed buildings and conservation areas are exceptions. Planning Portal
- Building Regulations: normally needed if 50% or more of the roof or 25% or more of the building envelope is affected, the covering is 15% or more heavier, or there are structural changes. Planning Portal
- VAT: standard 20% on repairs and re-roofing. Standalone roof insulation is zero-rated until 31 March 2027, but insulation within a re-roof is usually part of one standard-rated job. HMRC
- Bats: bats and their roosts are protected, so check before work starts. Planning Portal
Wales, Scotland and Northern Ireland have their own planning and building rules.
Frequently asked questions
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