Roof Replacement Costs and Charges

Thank you for visiting our website here at Quotation Check – the web’s leading guide to home repair charges and prices. Whether you are just curious about roof replacement costs, are looking to compare quotes or want to print off this page and use it as a bargaining tool when haggling with salespeople, we believe you’ll find our research helpful.

The price guide below covers the cost of replacing a tiled roof. That means new tiles, underfelt, timber batons and any cement work that is required.

It excludes any rafters that may need to be replaced.

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

How Did We Get These Prices?

Quotation Check is a price comparison site for the home improvement sector – we contact tradespeople and companies in the UK and ask them to provide us with quotes and estimates for a wide range of home improvement projects.

The figures we obtain are then averaged and displayed on this website.

We get thousands of visitors every day, some looking for ballpark figures and others wanting a benchmark to compare quotes tradespeople have already given them.

We have received many messages of thanks from people who have saved money and we have been referenced in several publications and on many websites:

How Long Does it Take to Replace a Roof?

The timescales below are for a detached house with an “up and over” roof:

Day 1 – Preparation – Get the scaffolders in, arrange skip hire, arrange delivery/collection of materials to the site.

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.

Should the roof have 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.

Total Price

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:

LocationMedium Sized BusinessLarger Business (5+ employees)
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London Area£4250.00£4750.00
South, SW and Midlands£4000.00N/A
Outer Region and North£3500.00£3750.00

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Optional Extras

Consider replacing pipe sleeves along with the roof tiles

Consider replacing pipe sleeves and other lead work along with the roof tiles

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.

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.

 

A typical hipped roof

A Typical Hipped Roof

Roof With Barn End

Roof With Barn End

M Shaped Roof

“M” Shaped Roof

Gable Roof (up and over)

Gable Roof (up and over)

Roof Brow/Eye Brow

Roof Brow/Eye Brow

Hip and Valley Roof

Hip and Valley Roof

Assumptions

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

Redland 49 concrete interlocking roof tile

Redland 49 concrete tile

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)

Concrete Plain tile with dyed surface

Concrete Plain tile with dyed 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

Machine pressed clay tile - the cheapest clay tiles you can purchase

Machine pressed clay tile – the cheapest clay tiles you can purchase

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

Welsh slate - one of the most expensive slates in the world.

Welsh slate – one of the most expensive slates in the world.

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.





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12 Responses to “Roof Replacement Costs and Charges”

  1. Ian georgeMarch 28, 2016 at 5:30 pm #

    Hi,I’m hoping to have 79 plots working with persimmon homes using Marley moderns and the roofing products must be nhbc standard, I was wondering how much to go in at per square metre with materials and labor costs, thanks

  2. VinnyMarch 31, 2016 at 4:25 am #

    Misleading title, but a good article if you require your roof re-tiled.

    No mention of roof trusses, so not really a relevant title for the article.

  3. MarkApril 21, 2016 at 10:40 am #

    When were these prices gathered? I have looked at other costings on this website and some are dated 2014 so when was the roof replacement cost gathered?

    • QuotationCheck AdminApril 23, 2016 at 5:40 pm #

      This page was last updated May 2015. Thanks, Admin.

  4. MichelleMay 18, 2016 at 2:48 pm #

    I need the ENTIRE roof replaced on a property I am hoping to buy, a bungalow with an 85 sq m footprint with a hip roof. That is tiles, trusses, structure over what is a loft conversion completed without building regs 15 years ago.

    Can you give me ANY idea how much it costs to have an entire roof replaced?

  5. GeorgeJune 27, 2016 at 8:54 pm #

    I need to replace my roof. I was given the name of Mixed Brindle Medium Clay tiles to be the closest but I think they are very expensive. Can someone suggest sometime similar but cheaper please. Or any other type of tiles?

  6. SteveJuly 23, 2016 at 5:15 pm #

    It’s all very well to spout random prices around sitting at a desk, you should have a go at doing the jobs you price before handing out costin to the public.
    People will quite happily hand over £90+PER HOUR to a mechanic but not to guys 10 metres in the air in all weather!!

    • spunkyJuly 28, 2016 at 5:10 pm #

      Very well said. The trouble with roofing is that any fool without a fear of heights will have a go, no insurances no IBG’s no qualifications hardly any tools and they turn up in an estate with bald tyres. The skill to problem solve on the go with all the current safety protocols and insurances in place costs loads. When you tell them its 47 pounds an hour for a 3 man crew on callout, customers think youre taking the piss.

    • UK RooferSeptember 20, 2016 at 3:10 pm #

      Agreed.. though actually I find the pricing on this page pretty accurate (even if it is over a year old). Of course there will be regional differences in roofing prices, but it’s not too far off for us here in Wales.

      It’s crazy the difference in prices that can be achieved by those willing to risk not using scaffolding for the bigger jobs too. Typically it’s £500-£800 on top of a bill that most of the time the customer can do without. I’d hate to think it’s resulting in roofers taking more risks to secure work.

  7. ElstonOctober 19, 2016 at 11:39 pm #

    I’m looking to replace a cement fibre garage roof with a steel one and replace bargeboards/fit new facias, soffits etc. Any idea what I’m likely to be charged,?

  8. ElstonOctober 19, 2016 at 11:41 pm #

    …sorry, should say it’s a concrete sectional garage, single, standard size.

  9. KevFebruary 27, 2017 at 8:52 pm #

    Still, it’s a roof re-covering article, not a “New Roof” article.

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