A new roof is one of the most significant investments you can make in a property. It protects everything underneath it, and when it fails, the consequences can be costly — water damage, structural issues, and a plummeting property value. But roof replacement is not cheap, and the costs can vary enormously depending on the type of roof, the materials used, the size of the property, and where you live in the UK.
This guide provides a comprehensive breakdown of new roof costs in the UK in 2026, covering everything from small flat roof replacements to complete re-roofing of large pitched roofs. Whether you are a homeowner budgeting for the work or a roofer pricing up a job, these figures reflect current market rates.
New Roof Cost Summary
Here is a quick overview of what different types of new roof cost in 2026. These prices are for a typical 3-bed semi-detached house (approximately 50 to 60 square metres of roof area) and include scaffolding, materials, labour, and waste removal.
| Roof Type | Typical Cost | Duration |
|---|---|---|
| Flat Roof (felt) | £2,000 – £3,500 | 2 – 3 days |
| Flat Roof (GRP/fibreglass) | £3,000 – £5,000 | 2 – 4 days |
| Pitched Roof (concrete tiles) | £5,000 – £8,000 | 4 – 7 days |
| Pitched Roof (clay tiles) | £6,000 – £10,000 | 5 – 8 days |
| Pitched Roof (natural slate) | £8,000 – £12,000+ | 5 – 10 days |
London and the South East are typically 15 to 20 percent more expensive than these averages. Rural and remote areas can also attract a premium due to access difficulties and travel time for roofing teams.
Flat Roof Replacement: £2,000 – £5,000
Flat roofs are common on extensions, garages, dormers, and some purpose-built flats. They have a shorter lifespan than pitched roofs, and the material choice significantly affects both cost and longevity.
Felt Flat Roof: £2,000 – £3,500
Traditional felt flat roofs use two or three layers of bitumen felt, with the top layer being a mineral-finished cap sheet. Modern torch-on felt is significantly more durable than the old pour-and-roll method. A felt flat roof typically costs £40 to £60 per square metre fully installed and lasts 10 to 20 years with proper maintenance.
GRP (Fibreglass) Flat Roof: £3,000 – £5,000
GRP (glass-reinforced polyester) flat roofs have become the most popular choice for domestic flat roofs in the UK. The system uses fibreglass matting laid into a liquid resin, creating a seamless, waterproof membrane. GRP flat roofs typically cost £60 to £90 per square metre and last 25 to 30 years. They come with manufacturer guarantees of 20 to 25 years.
EPDM Rubber Flat Roof: £2,500 – £4,500
EPDM (ethylene propylene diene monomer) is a synthetic rubber membrane that is laid in a single sheet, eliminating joins and seams. EPDM costs £50 to £80 per square metre and has an excellent lifespan of 25 to 50 years. It is particularly good for larger flat roof areas where the single-sheet installation minimises potential leak points.
Pitched Roof Replacement: £5,000 – £12,000
A full pitched roof replacement involves stripping all existing tiles or slates, removing and replacing the felt or breathable membrane underlay, replacing any damaged battens and timber, re-felting and re-battening the entire roof, and re-tiling or re-slating. In some cases, the existing rafters may need reinforcing or replacing, which adds to the cost.
Concrete Tiles: £5,000 – £8,000
Concrete tiles are the most affordable option for a pitched roof and are the standard choice for most housing built since the 1960s. They are available in a wide range of profiles (Marley Modern, Redland 49, double roman, and so on) and colours. Concrete tiles cost £0.70 to £1.50 per tile, or approximately £25 to £40 per square metre for materials. They last 30 to 50 years.
Clay Tiles: £6,000 – £10,000
Clay tiles are more expensive than concrete but offer a more traditional appearance and a longer lifespan. They are particularly popular on period properties and in conservation areas where the planning authority may require clay tiles to match the original roof. Clay tiles cost £1.00 to £3.00 per tile, or approximately £35 to £60 per square metre for materials. They last 50 to 70 years.
Natural Slate: £8,000 – £12,000+
Natural slate is the premium choice for pitched roofs. Welsh slate is the gold standard in the UK, but it is expensive — £2.00 to £5.00 or more per slate. Spanish slate is a popular and more affordable alternative at £0.80 to £2.00 per slate, though quality varies considerably between quarries. Reclaimed Welsh slate is another option for period properties, typically costing £1.50 to £4.00 per slate. Natural slate lasts 80 to 100 years or more, making it the best long-term investment despite the higher upfront cost.
Scaffolding Costs
Scaffolding is essential for any roof replacement and is often quoted separately. The cost depends on the size and shape of the property, the height of the scaffolding, and how long it is needed.
| Property Type | Scaffolding Cost |
|---|---|
| Terraced (front and back) | £600 – £1,000 |
| Semi-detached | £800 – £1,200 |
| Detached | £1,000 – £1,500 |
| Large detached / 3-storey | £1,500 – £2,500+ |
Scaffolding is typically hired for the duration of the project. Most scaffolding companies charge for an initial hire period (usually 6 to 8 weeks) and then a weekly rate for any additional time. Make sure the scaffolding cost is clearly itemised in your roofing quote.
Roof Repair vs Full Replacement
Not every roof problem requires a full replacement. Here is a guide to common roof repairs and when a full replacement is the better option.
Minor repairs (£150 – £500): Replacing a few broken or slipped tiles, repointing a small area of ridge tiles, or resealing a flashing around a chimney. These are maintenance jobs that extend the life of an otherwise sound roof.
Moderate repairs (£500 – £2,000): Replacing a section of tiles where the battens have deteriorated, re-bedding and repointing all ridge tiles, replacing lead flashings around chimneys or abutments, or repairing a flat roof area. These jobs address specific problem areas without replacing the entire roof.
When to replace: A full replacement is usually necessary when the underlay (felt or membrane) has failed and is letting water through, when there is widespread batten deterioration, when the tiles themselves are crumbling or delaminating, or when the roof is more than 40 to 50 years old and has not been recovered. If you are spending more than £2,000 on repairs to a roof that is approaching the end of its life, a full replacement is almost always more cost-effective in the long term.
Create Professional Roofing Quotes with QuoteSmith
Generate detailed, branded proposals for roofing projects — with scope, pricing, and terms — in minutes.
Try QuoteSmith FreeWhat Affects the Cost of a New Roof?
Roof size. The total area of the roof is the primary cost driver. A larger roof requires more materials, more labour, and often more scaffolding. Roof area is measured in square metres — a typical 3-bed semi-detached house has 50 to 60 square metres of roof area, while a large detached house might have 100 to 150 square metres.
Roof pitch and complexity. A simple gable-end roof with two flat planes is the cheapest to work on. Hipped roofs, roofs with valleys, dormers, skylights, or multiple changes of direction are more complex and take longer, increasing the labour cost. Valley and hip tiles also cost more than standard tiles.
Tile or slate choice. As detailed above, the material cost varies enormously — from £25 per square metre for basic concrete tiles to £80 or more per square metre for premium Welsh slate. The material choice has a major impact on the overall cost.
Access. Properties with restricted access (terraced houses with no side access, houses on steep hills, or properties with limited space for scaffolding) may cost more due to the additional difficulty of getting materials to the roof and removing waste.
Timber condition. If the existing rafters, purlins, or ridge board are rotten or structurally compromised, they will need replacing. This can add £1,000 to £5,000 to the cost depending on the extent of the damage. A good roofer will assess the timber condition once the old tiles are stripped and advise on any additional work needed.
Insulation. If the roof space is being used as living accommodation (such as a loft conversion), the roof must meet current insulation standards. Adding insulation between and under the rafters can add £1,500 to £4,000 to the cost of a re-roof. For an unoccupied loft, insulation at ceiling level is cheaper and more effective.
Location. As with all building work, labour rates vary across the UK. London and the South East command a premium. Scotland and the North of England tend to be cheaper. Use our quote calculator to estimate costs for your specific region.
How Long Does a Roof Last?
The lifespan of a roof depends primarily on the covering material, but also on the quality of the installation, the exposure (coastal and high-altitude areas are more demanding), and how well the roof is maintained.
| Material | Typical Lifespan |
|---|---|
| Felt flat roof | 10 – 20 years |
| GRP fibreglass flat roof | 25 – 30 years |
| EPDM rubber flat roof | 25 – 50 years |
| Concrete tiles | 30 – 50 years |
| Clay tiles | 50 – 70 years |
| Natural slate | 80 – 100+ years |
The underlay beneath the tiles or slates also has a finite lifespan. Traditional bitumen felt typically lasts 20 to 30 years, while modern breathable membranes are expected to last 40 to 50 years. Even if the tiles are in good condition, a failed underlay will cause water ingress and necessitate a full strip and re-roof.
Planning Permission for Roof Work
A like-for-like roof replacement — replacing the existing covering with the same or similar material — does not usually require planning permission. It falls under permitted development rights.
However, you may need planning permission if you are changing the roof material to something significantly different in appearance, raising the ridge height or altering the roof shape, adding a dormer or roof extension, or if the property is a listed building or in a conservation area.
If your property is in a conservation area, you should check with your local planning authority before making any changes to the roof covering. Some conservation areas have specific requirements about tile or slate types, colours, and styles. Using the wrong material could result in enforcement action and the requirement to redo the work at your own expense.
Building regulations do not generally apply to a straightforward re-roof, but they do apply if you are carrying out structural alterations, changing the roof structure, or adding insulation that alters the thermal performance. Your roofer should advise on whether building regulations approval is needed for your specific project.
Typical Timeline for a Roof Replacement
Most pitched roof replacements follow a similar sequence.
Day 1: Scaffolding erected (usually the day before the roofing work starts).
Days 2 to 3: Strip existing tiles, remove old felt and battens. Inspect timber and replace any rotten sections.
Days 3 to 4: Install new breathable membrane and battens. Fit any new valley troughs, hip irons, or lead flashings.
Days 4 to 6: Lay new tiles or slates. Fit ridge tiles, hip tiles, and dry-fix systems.
Day 7: Finishing work, clearing up, and final inspection.
A flat roof replacement is quicker, typically taking 2 to 4 days depending on the size and system used. GRP fibreglass roofs require specific weather conditions (dry, above 5 degrees Celsius) for the resin to cure properly.
If you are a roofer quoting for work, providing a clear day-by-day timeline in your proposal reassures the customer and demonstrates your experience. Our scope of work guide shows how to structure this professionally.
Tips for Getting Roofing Quotes
Get at least three quotes. Roofing is one of the trades where prices vary the most. Getting three detailed quotes helps you understand the true market rate and identify any quotes that seem unusually low (which can indicate corners being cut) or unusually high.
Check what is included. A comprehensive roofing quote should include scaffolding, stripping the existing roof, new underlay and battens, new tiles or slates (specifying the exact product), ridge tiles and fixings, flashings, waste removal, and any necessary timber repairs. If any of these items are missing, ask for clarification.
Ask about guarantees. A reputable roofer should offer a workmanship guarantee of at least 10 years. Many tile and slate manufacturers also offer material guarantees of 15 to 30 years. GRP flat roof systems often come with a 20 to 25 year manufacturer guarantee, but this is usually only valid if the installation is carried out by an approved installer.
Verify credentials. Check that the roofer has public liability insurance (at least £2 million) and, ideally, is a member of a trade body such as the National Federation of Roofing Contractors (NFRC) or a competent roofer scheme. Be cautious of roofers who are reluctant to provide references or evidence of insurance.
Beware of door-to-door roofers. Unsolicited offers of roof work — particularly from people who claim to have noticed a problem while passing by — are a common scam. Always seek out reputable local roofers through recommendations, trade body directories, or trusted review platforms.
Frequently Asked Questions
How much does a new roof cost in the UK in 2026?
A new roof in the UK in 2026 costs between £5,000 and £12,000 for a standard pitched roof on a typical 3-bed semi-detached house. A flat roof replacement costs £2,000 to £5,000. Slate roofs cost more than concrete or clay tiles. Scaffolding adds £800 to £1,500. Prices vary by region, with London and the South East being 15 to 20 percent more expensive.
How long does a new roof last?
The lifespan of a roof depends on the material. Natural slate can last 80 to 100 years or more. Clay tiles typically last 50 to 70 years. Concrete tiles last 30 to 50 years. Felt flat roofs last 10 to 20 years. GRP fibreglass flat roofs last 25 to 30 years. EPDM rubber flat roofs last 25 to 50 years. Regular maintenance and timely repairs can extend the life of any roof.
Do I need planning permission for a new roof?
A like-for-like roof replacement does not usually require planning permission as it falls under permitted development. However, if you are changing the roof shape, raising the ridge height, or using significantly different materials, you may need planning permission. Properties in conservation areas or those that are listed buildings will almost always require planning approval for any roof work that alters the external appearance.
Should I repair or replace my roof?
If the damage is localised, such as a few broken or slipped tiles, a repair is usually sufficient and costs £150 to £500. If the roof is older than 40 years, has widespread deterioration, sagging, or the felt underlay has failed, a full replacement is usually more cost-effective in the long term. A roofer can assess the condition and advise whether repairs will provide a lasting solution or whether replacement is the better option.