Thank you for visiting our website here at Quotation Check – the web’s leading guide to home repair charges and prices. This page forms part of our new series into roof costs in the United Kingdom. Our full price list can be found here. This page was last updated on
The price guide below covers the cost of replacing an entire tiled roof. That means new tiles, underfelt, timber batons and any cement work that is required.
Before you proceed with reading this page, do remember that asking how much does it cost to replace a roof? Is a bit like asking “how much does a house cost?” or “How much does a car cost?” or “how long is a piece of string?”
The cost of an entirely new roof does, however, depend on these primary factors:
- Location of property
- Type of tiles to be used
- Roof design
Our Example Quote
We wanted to find out the typical price charge by roofing companies to replace a roof in the UK, so we assumed the following when we contacted our chosen businesses:
- A detached house with a simple “up and over” roof design.
- Approximately 64 square metres.
- The tiles will be the Redland 49, a cheap but popular tile with a long life expectancy.
As you can see from the table below, the average cost to replace a roof in the United Kingdom is £4050. This for the simplest of roof designs, don’t forget there are regional variations:
|Location||Medium Sized Business||Larger Business (5+ employees)|
|Need a Custom Price? >|
|South, SW and Midlands||£4000.00||N/A|
|Outer Region and North||£3500.00||£3750.00|
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How Long Does it Take to Replace a Roof?
The timescales below are for a detached house with an “up and over” roof:
Day 2 – Remove existing tiles, cement, timber batons and underfelt. Lower all to ground, salvage any tiles that are in reasonable condition. Supply and install new breathable underlay/felt. Install new timber batons.
Day 3 – Cart tiles up to scaffold. Lay roof tiles and secure to the roof with fixings. Secure cement under boards to gable ends.
Day 4 – Cement tiles to ridge and gables with a 3-1 sand/cement mix. Tidy up in preparation for lowering of the scaffold. Sell any old tiles to reclaim yard.
As a guide: an “up and over” terraced house or semi can be done in 2-3 days. An “up and over” detached will take 3-4 days because of the extra cement work involved. All timescales exclude any extras, such as guttering, lead work, chimney pointing, vent tiles etc.
If the roof has hips and valleys then add an extra couple of days to the project.
If the roof is to laid with smaller Plain Tiles then add another couple of days to the project.
Roof Cost Breakdown
Here is a breakdown of the basic costs involved with replacing a roof on a simple “up and over” style roof design:
- Cost of materials – £1200 (roof tiles, ridge tiles, batons, felt, fixings, sand/cement, cement under cloak)
- Sale of old tiles to reclaim yard saves around £100 (depending on type of tile/condition)
- Scaffold costs – £800
- Waste/skip hire costs £200
- The labour costs are variable and will depend on location. Assume roughly £250 per day for both a roofer and labourer.
- Company profit covers expenses such as insurance, sick pay, admin, advertising, vehicles etc and then leaves a taxable profit for the company. Assume roughly £300 per day.
These extras are optional but it will usually be cheaper to have them done while the scaffold is erected. If you are on a really tight budget then you may be able to save money by either leaving these as they are/re-using them.
- Replace lead work to the chimney. (you may have no choice to replace leadwork, depends on condition)
- Repoint chimney, install chimney cowls.
- Replace fascia, soffits and rainwater guttering.
- Install roof tile vents.
- Install rigid eaves felt
- Replacement soil pipe sleeves
The above list of jobs can add several thousand pounds to the cost of a new roof on a detached home.
Factors That Can Increase the Price of a New Roof
Choosing small tiles, such as Plain tiles can add a couple of days to the job as they take so much longer to lay on the roof.
Choosing natural slate will add a lot more to the cost of a new roof as they are so much more expensive.
Our quotes are for a simple “up and over” roof design. If you have hips or roof valleys, then this will add between half a day and three days to the project. If you have a more complex roof design then naturally, the overall cost will increase.
Don’t forget: our quote example here is for a simple “up and over” roof. The figures won’t apply to any other roof design, which may cost substantially more.
We assume that two roofers are working on the project. If your chosen company has more employees on site, then the work will be done quicker.
A (Very) Rough Guide to Roof Replacement Costs
The figures below are based on our research but there are such wide variations in both labour charges and material costs that you should get a fixed quote for your specific requirements rather than relying on this data.
Pricing for an “up and over” roof with cheap concrete tiles is fairly simple, the cost is based on a per square metre rate. But all other roof designs have so many variables that these figures should be seen as ballpark only:
Up and over roof, concrete interlocking tiles on a 2-bed terraced house – £3500.00
Up and over roof, concrete interlocking tiles on a 3-bed semi-detached house – £4000.00
Up and over roof, concrete interlocking tiles on a 3-bed detached house – £4500.00
Roof with two valleys, concrete interlocking tiles, 3- bed detached house – £5000.00
Roof with two valleys, concrete plain tiles, 3-bed detached house – £6000.00
Roof with valleys and hips, concrete plain tiles 4-bed detached house – £8000.00
Up and over roof, Welsh slates on a 3-bed detached house – £9500.00-£12000.00
Simple Guide to Tiles and Slate Costs
Concrete Interlocking Tiles
These tiles are made from concrete and cover a large area. The are dipped in a coloured dye.
These tiles are one of the cheapest per square metre. Expect to pay around £11.50 per square metre supply only.
Concrete Plain Tiles (coloured surface)
Plain tiles are concrete tiles, again coated with a coloured dye.
They are produced by several different manufacturers to the same/similar specifications.
They are small tiles but are still fairly cheap per square metre. Expect to pay around £19.00 per square metre supply only.
Concrete Plain Tiles (through-colour)
These concrete tiles are different in that the concrete itself is coloured, not just the surface of the tile. They will maintain their colour for the life of the tile.
Unlike tiles that are dipped in dye, their colour wears off after 10 years or so. Through-coloured tiles are slightly more expensive but still cheaper than clay or slates. Expect to pay £22.00 per square metre, supply only.
Clay Plain Tiles
There are two types of clay Plain Tiles; machine pressed and hand-made. Machine pressed tiles are all identical.
Handmade tiles are all slightly different in shape and cost considerably more. They are popular on period roofs in conservation areas. Machine pressed clay tiles cost around £28 per square metre. Hand made clay tiles vary, but Marley Ashdowne clay tiles are £39.00 per square metre supply only. Handmade tiles can get much more expensive than this, though!
Slates can be put into three categories; cheap man-made “fake” or “fibre cement” slates that are made from cement and resin. They are supposed to look like real slates but rarely do. Mid-priced imported slates (typically Chinese) are also popular.
Welsh slates are considered the apex of roofing slates, but expect to pay through the nose for them.
Welsh Cwt Y Bugail slates cost £68.00 per square metre, supply only. Fibre cement “fake” slates normally cost around £17.00 per square metre, again supply only.
Get a Quote From Rated People
There are many reasons why we have partnered with Rated People, the United Kingdom’s trusted consumer quotation service to supply you with up to 3 written quotes for roof repair work.
You can read reviews from genuine past customers, check your chosen contractor has all the relevant qualifications/credentials and take your time before deciding if you wish to proceed with the project.
There is no obligation on your part whatsoever and the service provided by Rated People is free of charge.
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