Updated April 2026
How Much Does a New Roof Cost?
A new roof is a major investment, but costs vary hugely depending on the size of the property, the materials used, and whether any structural work is needed.
What you can expect to pay
| Description | Low | Mid | High |
|---|---|---|---|
| Flat roof replacement (garage/extension) | £1,500 | £2,500 | £3,500 |
| Pitched roof (terraced/semi) | £5,000 | £7,000 | £9,000 |
| Pitched roof (large detached) | £9,000 | £12,000 | £15,000 |
Prices are UK averages for 2026 including VAT where applicable. Your actual cost may vary based on location and specific requirements.
What affects the price
Scaffolding is a significant additional cost, typically £500 to £1,500 depending on the property size and access.
Tile choice matters. Concrete tiles are the most affordable, clay tiles cost more, and natural slate is the most expensive.
If the existing roof timbers (rafters and joists) need repairs or replacement, this adds significantly to the job.
Flat roofs have come a long way. EPDM rubber and fibreglass (GRP) are more expensive upfront than felt but last 30+ years.
How to keep costs down
- 1
Get a roofer to inspect the timber structure before committing to a full re-roof. If the timbers are sound, you may only need to strip and re-tile, which is significantly cheaper.
- 2
Ask whether scaffolding is included in the quote. Some roofers arrange their own scaffolding; others expect you to hire it separately.
- 3
Consider timing the work for spring or summer when weather delays are less likely. Roofing in winter is possible but takes longer and costs more.
- 4
If you only have leaks in one area, a repair may be more cost-effective than a full re-roof. A good roofer will give you an honest assessment.
Frequently asked questions
A typical terraced or semi-detached re-roof takes 3 to 5 working days in good weather. A large detached house can take 1 to 2 weeks. Flat roof replacements are usually completed in 1 to 3 days.
Replacing a roof with like-for-like materials doesn't usually require planning permission. However, if you're changing the roof height, shape, or materials significantly (especially in a conservation area), you may need approval. Check with your local council.
Warning signs include missing or cracked tiles, sagging ridgelines, daylight visible through the roof boards, and water stains on upstairs ceilings. If repairs are becoming frequent, a full replacement is often more economical in the long run.
EPDM rubber and fibreglass (GRP) are the two best options for longevity. Both last 25 to 30+ years and are far more durable than traditional felt. EPDM is slightly cheaper and easier to repair. GRP gives a smoother, harder finish.
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