Roofing

Is my roofer's quote too high?

Roofing quotes are best judged by area, specification and access rather than by the headline total. A re-roof priced per square metre with the tile, underlay, battens, scaffolding and waste all named is straightforward to assess. A quote is worth questioning when it is well above comparable specifications and gives no breakdown — particularly if scaffolding or timber repairs are missing, because those usually reappear later.

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Why prices vary

Roof area is rarely what people assume. Pitch, hips, valleys and dormers add significant surface area over the footprint of the house, so two similar-looking houses can differ by 30% in square metres.

Materials vary enormously. Concrete interlocking tiles, clay plain tiles and natural slate sit at very different price points, and the labour to lay them differs too.

Scaffolding is a genuine, separately-priced cost for most roofs and depends on height, frontage and how long it stays up.

Timber condition is unknown until the roof is stripped. Honest quotes carry an allowance or a stated rate per rafter or batten rather than pretending the risk does not exist.

Location and season matter. Roofers are busiest after winter storms, and labour rates are typically higher in London and the South East.

What affects the price

Roof area and pitch: Priced per m² of roof surface, not floor area. Ask for the measured area used in the quote.
Tiles or slates: The named product, whether reclaimed or new, and how many are being reused.
Underlay (membrane): Breathable membranes cost more than traditional felt and affect ventilation requirements.
Battens: Graded, treated battens are a small material cost but a required specification item.
Labour: Days on site and team size. Complex roofs with valleys and dormers take far longer per m².
Scaffolding: Usually a separate line, priced by elevation and hire period. Confirm who is paying for it.
Timber repairs: Rafters, purlins and decking found rotten after stripping. Should be an allowance or a stated rate.
Flashings and leadwork: Chimneys, abutments and valleys are skilled work and priced per item or per metre.
Waste removal: Stripped tiles are extremely heavy. Skips or grab loads are a real cost.
Access: Terraced frontages, restricted parking and rear-only access all add time.
VAT: A VAT-registered roofer adds 20%. Confirm whether the headline figure includes it.

What a proper quote should include

Measured roof area in m² and a description of the roof
Named tile or slate product and quantity
Underlay type and batten specification
Whether existing tiles are being reused, and how many replacements are allowed
Scaffolding: who supplies it, for how long, and whether it is in the price
An allowance or rate for replacing defective timbers
Leadwork, flashings, ridge and verge details — mortar bedded or dry fixed
Waste removal and number of loads
Labour days and team size
Guarantee, insurance and VAT treatment

Common warning signs

A single total with no area, product or breakdown
Scaffolding not mentioned at all on a two-storey roof
No allowance for timber repairs, so any rot becomes an unpriced extra
Unsolicited doorstep approach reporting a fault you cannot see
Pressure to start immediately or pay a large cash deposit up front
No written guarantee, insurance details or company address
A price for a 'roof clean and seal' presented as an alternative to a repair without explaining the difference

How to compare quotes

Ask every roofer for the measured area they have used
Require the same tile or slate specification across all quotes
Check whether scaffolding is included in each quote or excluded from all but one
Compare the timber allowance, not just the headline figure
Confirm waste removal and VAT treatment on each
Ask each for the guarantee period and what it actually covers

When a higher price may be justified

The roof has valleys, dormers or hips that make it far more work than a plain gable
Natural slate or clay tiles are specified rather than concrete
Full scaffolding is included for a long hire period
New leadwork to chimneys and abutments is in the price
The quote carries a realistic timber allowance instead of leaving it open
An insurance-backed guarantee is included

When a low price may be a warning sign

No scaffolding, suggesting ladder work on a job that needs a platform
Reusing tiles that are near the end of their life
Felt rather than a breathable membrane, without addressing ventilation
No allowance for timber, which usually appears as an extra once stripped
No written guarantee or public liability cover

Example quote scenario

Example quote — 90m² concrete tile re-roof, semi-detached (illustrative only)

Strip existing roof and remove waste: £1,400
Interlocking concrete tiles, 90m²: £1,800
Breathable membrane and treated battens: £750
Leadwork to chimney and abutment: £700
Dry ridge and verge system: £650
Labour, 10 days, two roofers: £4,000
Scaffolding, 3 week hire: £1,100
Timber replacement allowance: £400
Indicative subtotal: £10,800
VAT at 20%: £2,160
Indicative total: £12,960

Fictional arithmetic used to show how a roofing total is built up. It is not a quotation, and your own roof may differ for entirely legitimate reasons.

Frequently asked questions

How much should a new roof cost in the UK?

As an indicative estimate, roughly £100–£250 per m² for a re-roof including strip-out, membrane, battens, tiles and labour, with scaffolding often separate. Natural slate sits above that range. See the roof replacement cost guide for a fuller breakdown.

Should scaffolding be included in a roofing quote?

It should at least be addressed. On most two-storey roofs scaffolding is necessary and is usually shown as a separate line with a hire period. A quote that does not mention it may be excluding a four-figure cost.

What happens if the roof timbers are rotten?

Nobody can see this until the roof is stripped, so a good quote includes an allowance or a stated rate per rafter or batten. Ask how any additional timber work will be measured, priced and authorised before it is carried out.

Is a roof repair or a full re-roof better value?

It depends on the condition of the covering and the battens. Repeated localised repairs on a roof at the end of its life can cost more over a few years than a single re-roof. Ask the roofer to explain in writing why they recommend one over the other.

Can QuoteCheck review my roofing quote?

Yes. Enter the quote under home improvements and QuoteCheck returns an independent second opinion for £9.99, with an estimated reasonable range, labour and materials assessments, potential concerns and questions to ask. It is an estimate based on the information provided, not a guarantee.

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Upload it or enter the details yourself. Based on the information provided, QuoteCheck breaks down the costs and gives you an independent second opinion — an estimate, not a guarantee.

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