How much does a new roof cost in the UK?
Roofing is priced by area, covering type and access. Scaffolding is a significant separate cost, and a quote that omits it is not comparable with one that includes it.
Roof area is larger than floor area because of the pitch, so figures quoted 'per square metre' should state whether they refer to roof area or floor footprint.
Battens, membrane, ridge and verge details and any timber repairs frequently sit alongside the covering itself. Timber repairs are often a provisional allowance, because they cannot be seen until the roof is stripped.
Indicative UK cost ranges
QuoteCheck does not hold a live UK pricing feed. The figures below are indicative planning ranges, assembled from commonly published UK ranges and typical job structures, and they are deliberately wide. Treat them as a starting point for questions, not as a valuation. Real prices depend on specification, access, ground conditions, region, season and how each firm prices its own labour and overheads.
| Item | Unit | Indicative range |
|---|---|---|
| Concrete tile re-roofIncluding battens and membrane. | per m² | £110 – £180 |
| Clay tile re-roofMaterial cost higher than concrete. | per m² | £150 – £260 |
| Natural slate re-roofSlate grade drives the range. | per m² | £180 – £350 |
| Flat roof, EPDM or GRPInsulation upgrade adds cost. | per m² | £90 – £180 |
| ScaffoldingDepends on height, frontage and hire period. | per job | £800 – £3,000 |
| Timber repairsOnly known once stripped. | provisional | £300 – £2,000 |
| Fascias, soffits and gutteringOften replaced at the same time. | per m | £40 – £90 |
What moves the price
- Roof area and pitch
- Steeper roofs have more area and slower working.
- Covering
- Concrete, clay or slate, and whether reclaimed materials are used.
- Scaffolding
- Height, access and hire duration.
- Structure
- Rafters, purlins and any sagging to correct.
- Details
- Valleys, chimneys, flashings and dormers each take time.
- Disposal
- Old tiles are heavy; skips are charged by weight.
Worked example — 90m² concrete tile re-roof (illustrative only)
- Scaffolding
- £1,600
- Strip and dispose of old covering
- £1,400
- Membrane, battens and fixings
- £1,300
- Concrete tiles, 90m²
- £2,700
- Labour, 10 days, 2 roofers
- £4,000
- Timber repairs (provisional)
- £800
- Indicative total before VAT
- £11,800
Fictional figures showing how a roofing quote is normally assembled.
What your quote should show
- Roof area in m² and whether it is measured on the slope
- Covering product and manufacturer
- Membrane, battens and fixing specification
- Scaffolding included or excluded
- Allowance for timber repairs, labelled as provisional
- Ridge, verge, valley and flashing details
- Disposal of the old covering
- Guarantee, insurance and VAT treatment
Frequently asked questions
How much does it cost to replace a roof in the UK?
Indicatively £110–£350 per m² of roof area depending on covering, plus scaffolding and any timber repairs. A typical semi-detached re-roof often lands in the five-figure range.
How long should a new roof last?
Concrete tiles are commonly expected to last several decades and natural slate longer, with fixings, flashings and workmanship often determining real-world lifespan.
Should scaffolding be included in the quote?
It should be stated either way. Two quotes cannot be compared until you know which of them includes scaffolding.
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