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Roof Replacement Price Guide

Updated New Roof Prices For 2021

Full Price Breakdown

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Part of Our Roofing Series

Our New Roof Cost Guide

A tiled roof should last for many decades and there’s plenty of examples of roofs built well over a hundred years ago that are still holding up well today.

But how much does it cost to strip off an old tiled roof and replace it with a new roof in 2021?

How long does the work take and what exactly is involved with a project like this?

How much is the labour, materials and other costs?

Our new roof cost guide below reveals the going rate – based on quotes from real roofing firms in the UK that responded to our request for a price.

We also take a look at scaffolding costs, the price of the materials, the labour and extras that could increase the price such as guttering and chimney work etc.

Our FAQs section also answers many common questions.

Note: Our price guide below is for new tiled roofs. Want to know how much a flat roof costs? Explore our detailed flat roof price guide where we reveal the going rate for fibreglass, rubber and traditional bitumen flat roof coverings.

We Asked 37 Roofing Firms to Give Us Price For a New Roof

See how much they quoted and discover the average price

The best way to get an idea of how much a renovation or repair project is going to cost is to get lots of quotes and compare them.

Industry experts and consumer protection groups suggest gathering three quotes.

We went a little further and sourced 37 prices for a new tiled roof above a detached 3-bed property.

We think that the average of the prices given to us should provide valuable insights into how much a new roof costs in the UK.

We also read through all of the paperwork given to us. Below, you’ll find a works schedule that’s based on the quotations and estimates we sourced:

  1. Erects scaffold to the height of the roof edges. A specialist scaffold company will provide this.
  2. Remove the existing tiles and lower to the ground.
  3. Remove the existing mortar (cement) from the roof ridge and side gables, lower to ground.
  4. Strip off and remove the existing timber batons and felt underlay, lower to ground.
  5. Inspect all roof rafters and replace any that are rotten (priced separately).
  6. Supply and lay new loft insulation to satisfy Building Regulations regarding thermal efficiency.
  7. Supply and fit new breathable roofing felt membrane.
  8. Supply and fit new roof timber batons.
  9. Supply new eaves ventilation to prevent loft condensation.
  10. Supply and fit new concrete tiles, secured in place with nails.
  11. Supply and fit new gable edge tiles, bedded onto cement mortar and also secured with a nail and clip.
  12. Supply and fit new concrete ridge tiles, bedded onto cement mortar and also secured with a clip.
  13. Remove scaffold and dispose of all waste material.

Project Notes:

The roofs we requested prices for were all of a similar size and all detached with four sides.

The roofs were of an “up-and-over” design, with two gables, one at each end.

Access to the properties is trouble-free, and standard scaffolding can be erected.

We requested prices for standard interlocking concrete roof tiles, which are all of a similar price.

We asked for the roof to be installed to BS5534 standards which is a voluntary standard that all NFRC and Competent Roofer members must adhere to.

Cost to Replace a Tiled Roof

Below is how much we think a new roof will cost, based on quotes and estimates from 37 roofing firms in the UK:

London Area£5500£6500
South, SW and Midlands£5500£6000
Outer Region and North£4750£5500
Average cost to replace rotten rafters£10 per linear metre£15 per linear metre
Need a Custom Price?Get a Quote

Extra Costs to Consider When Replacing a Roof

Our prices above are a base price for a standard new roof; take off the old tiles, timber batons and felt, then replace with new.

As a large part of the cost is the scaffold, it makes sense to complete other repairs or replacement projects such as:

Chimney Repointing – The mortar between the bricks of chimneys often comes loose or washes out due to windswept rain. Some chimneys need repointing every 20-30 years to keep them safe and watertight. This project will add extra cost, especially if some extra scaffold is needed to reach the chimney safely.

Fascia, Soffits and Guttering – The roofline of your home, that’s the guttering, rainwater pipes, soffits, fascias and bargeboards may need painting or replacing with Upvc plastic. The cost of a new roofline is around £100 per linear metre, but as the scaffold will already be in place, the price will be much lower. It’s cheaper to paint the fascias and soffits if they’re in good condition.

Rotten Rafters or Ceiling Joists – The prices on this page are for a straight-forward new roof, that includes replacing the old tiles, batons, felt and mortar with new but it excludes the cost of replacing structural timbers. Ceiling joists are the most expensive to replace as the ceiling will need to be removed. Roof rafters are easier to estimate as the timber cost around £5 per metre delivered and labour fees of between £5-10 per metre to fit. On most re-roofing projects the majority of the timbers will be sound with any rot likely to be found at the edges of the roof or the gable ends where a partial repair might be feasible.

Loft InsulationThe Building Regulations state that if you replace more than 25% of a roof, you must ensure the loft insulation meets certain conditions for thermal efficiency. For a typical house constructed in the 1970s, that means upgrading the loft insulation with an additional 200mm of insulation. We’ve included this cost in our price example, but if your loft requires more insulation, it will add to the price of the project.

Leadwork – Lead isn’t cheap and requires skilled workmanship to install correctly. If any existing lead around chimneys or adjacent walls is in poor condition, it may need replacing at extra cost.

Roof Windows and Skylights – These cost extra to replace.

Tile Choice – We’ve chosen interlocking concrete roof tiles for this price guide. Smaller plain tiles cost more as they take longer to lay on the roof.  Clay or handmade tiles cost even more.

The Roof Shape – We’ve provided a guide price for a simple “up and over” roof. More complex roofs, for example, those with dormers, split levels, “L” or “U” shaped roofs etc. will cost more.

Roof valley

Roofs with valleys cost more to replace as the project takes longer and requires more materials than needed for a simple “up-and-over” roof.

Roofline explanation

A new Upvc roofline can add significant cost to the project but it would cost more to complete the work at a later date when the access equipment needs to be put up again.

Repointing of a chimney stack on a roof

It only takes a couple of hours to rake out the loose mortar and repoint a small chimney like this. A larger chimney could take much longer and require extra scaffold to reach.

Lead flashing to roof

Lead isn’t cheap and long lengths like this can really bump up the cost of the project if it needs to be replaced. Lead is also found on chimneys although usually in smaller quantities.

Get a Quote

We hope you found our guide to replacement tiled roofs insightful.

As there are so many things to consider and lots of optional extras, we recommend getting a custom price for your project:

  • Get a personalised quote based on the specifics of your project.
  • Check vetted reviews and ratings.
  • Compare prices from local skilled tradespeople and roofing specialists.

New Roof:

Get a Custom Price

Roof Replacement FAQs

Where Can I See a Breakdown of the Costs?


  • Scaffold – £700 – £1000
  • Tiles – £950 – £1200
  • Felt, fixings, sand/cement, vents, timber baton – £250 – £350
  • Waste disposal – £200 – £300
  • Labour for two workers for four days – £900 – £1100
  • Loft insulation topup – £300 – £400
  • Company profit, incidentals and general costs incurred by the roofing company not included above £1300 – £2300

Obviously smaller roofing firms will have gross lower profit expectations than larger firms with more overheads (advertising, sales staff, business premises, employee national insurance payments, compulsory pension payments etc).

When Was This New Roof Cost Guide Published?

We published this price guide in 2021.

How Long Does it Take to Fully Replace a Tiled Roof?

Here is an approximate timeline for the retiling of a three-bed detached property.

Day 1 – Scaffold erected, skip delivered, safety assessment completed, most materials delivered to site.

Day 2 – Strip old roof, replace rotten rafters if any, felt roof with underlay.

Day 3 to 4- Tile roof, bed gable and ridge tiles to mortar.

Day 5 – Finish off, tidy up, skip removed, scaffold down.

Extra time should be allowed for chimney work, lead work, new guttering or roofline boards etc.

As a rough guide, expect the work to take 3-6 days depending on efficiency, weather conditions and how many workers are on the project.

Can This Type of Work Be Completed From a Ladder?

Absolutely not.

According to the Health and Safety Executive’s guidelines, roof edge protection should be put up for any substantial roofing work or any project that lasts more than a few minutes.

The scaffold is also needed to store the materials needed for the project.

Can The Old Tiles Be Sold As Second Hand Roofing Tiles?

Depending on the type and condition of the old tiles, some roofers merchants might be interested in buying them.

Old tiles are weathered and can be used to replace broken tiles on other houses.

You can always ask your roofer if there’s any resale value in the old tiles. 

Clay tiles tend to have a higher resale value than concrete counterparts but clays usually deteriorate quicker.

Where Can I Find a Good Roofer?

The National Federation of Roofing Contractors and the Confederation of Roofing Contractors are well-known organisations that maintain databases of approved roofing contractors in the UK. The Competent Roofer scheme promotes roofers that agree to adhere to a high set of standards.

We’ve also partnered with Rated People – one of the best places online for finding vetted, reviewed and rated tradespeople.

Should Every Tile Be Nailed on a New Roof?

BS5534 is a British Standard code of practice that NRFC and Competent Roofer members agree to adhere to. It’s not currently a legal requirement but does state that to meet the standard, all interlocking tiles should be fixed with at least one nail and in many scenarios, additional fixings, such as clips, should be used.

The exact number and type of fixings will depend on the chosen tile and how steep the roof is. For example; BS5534 also states that double lap tiles need only be fixed every 5th course if the roof is below 60°. For double lap tiles on a roof over 60°, every tile should be fixed.

BS5534 is not compulsory for roofers who haven’t agreed to lay the new roof to this standard.

If the roofer has chosen not to adhere to BS5534, the number and type of fixings should be determined by the type of tile, pitch of the roof and how sheltered or exposed the location is.

Exposure chart


How Long Does a New Roof Last?

Concrete tiles laid over 50 years ago are still holding up well.

Assuming any broken tiles are replaced promptly to prevent rafter rot, a roof with concrete tiles should last 70 – 100 years.

What is the Best Tile to Put on a Roof?

Concrete tiles are very popular, they last for years and come in a wide choice of colours.

We recommend any concrete tile that’s manufactured with a “through colour”. This means that the coloured pigment isn’t just painted onto the surface of the tile but goes all the way through the tile. As the surface of the tile weathers over the decades, the colour should stay the same. Tiles with only their surface painted tend to lose the colour much sooner.

Will Home Insurance Cover the Cost of a New Roof?

This depends on why the roof needs to be replaced, if it’s due to damage, perhaps from a fallen tree, then most insurance companies will cover the cost.

Failure of the roof due to age, general wear-and-tear or lack of maintenance is rarely covered by insurance policies.

Discover More Price Guides:

By Quotation Check

Roofing Price Guides

Discover all of our roofing and guttering cost guides here; from new flat roofs and simple repairs to gutter cleaning and Upvc roofline installations + much more.

Broken Roof Tiles

Discover how much roofers are charging to erect access equipment, go up on a roof and replace broken roof tiles. Also, get your own custom quote.

Flat Roofs

Flat roof coverings can be made from fibreglass, rubber or bitumen – see how much each covering costs with our detailed price guide.

Their prices for roofline installations were correct; we were given quotes from several firms, all were similar to [Quotaton Check’s]

Very few tradespeople provide price guides for their work, but Quotation Check has a database of prices based on estimates provided by tradespeople and companies.

Why only rely on three or four quotes for comparison? This website called Quotation Check gathered prices from hundreds of firms for various home improvement tasks and published their findings online.

Check how the quotes you’ve been given for home improvement projects compare to the national average – visit Quotation Check.

Go see the prices on the Quotation Checker website; they’re suggesting a price for a new roof that’s much lower than that.