You are here because you want a clear number for a new roof and you are tired of vague ranges. The honest answer is that the new roof cost UK homeowners pay splits across a few big drivers. Size and shape set the baseline, material and detailing push the needle, access and labour decide how far it moves. The goal of this guide is simple. Give you sensible planning figures, show you how to price your own roof in five minutes, and help you compare quotes like a pro.
The Short Version
Most full re roofs for typical UK homes land somewhere between £8,000 and £20,000. Flat roofs for garages and small extensions often fall between £2,000 and £6,000. Large houses with hips, valleys, and dormers can climb past £25,000. If you want a quick way to check numbers, use £150 to £220 per m² for a standard pitched roof in concrete tile, then adjust up for clay or slate and for complex shapes. We will refine that in a moment.
What actually makes one roof more expensive than another?
Think of the Price as Three Layers.
Area and geometry
Area decides how much you are buying and how long the work takes. Geometry is the shape tax. Gables are simpler. Hips, valleys, and dormers add junctions and cutting time. The more lines on the plan, the higher the labour.
Covering and build up
Concrete tile is usually the value anchor. Clay tile brings a classic look with more labour. Fibre cement slate gives a slate look at a lower weight. Natural slate is premium and slow to lay. For flat roofs, felt is the entry point, EPDM sits mid range, GRP gives a crisp finish. Warm roof build ups cost more and save energy.
Access and everything around the roof
Scaffolding, skip hire, permits if you touch the pavement, parking restrictions, tight terraces, rear access, material lifts, solar panel removal, fascia and soffits, gutters, chimneys, roof windows, ventilation. Each one is a lever. Good quotes show them as line items so you can choose.
Price Bands You can Trust at a Glance
These ranges are planning tools, not fixed quotes, but they will keep your expectations realistic.
Small terrace or cottage, simple gable
£5,000 to £10,000 for a tile re roof, more for slate or heavy detailing.
Typical three bed semi, 70 to 90 m² pitched roof
£8,000 to £18,000 depending on material, access, and region.
Larger detached with hips and valleys, 100 to 140 m²
£15,000 to £30,000 because hips and intersections multiply labour.
Flat roof on a garage or extension, 12 to 30 m²
£2,000 to £6,000, usually felt at the lower end, EPDM in the middle, GRP at the top, warm roof adds more.
If a quote sits miles outside these bands without a good reason, ask why.
Build a Five Minute Budget for Your Own Roof
You do not need to be a surveyor. You just need a method.
Work out area
Measure the house footprint and any extensions. If the roof is pitched, add a pitch factor. A common 35 to 45 degree roof increases the area by roughly 10 to 25 percent versus the plan. If you cannot calculate the exact factor, add 20 percent and you will be in the right ballpark.
Pick a sensible per m² rate
Use £150 to £220 per m² for a standard tile re roof on a simple gable. Nudge up to £180 to £260 for hips, valleys, or lots of cuts. Push higher for clay plain tiles or slate. For flat roofs start around £75 to £120 per m², then add more for GRP and warm roof insulation.
Add access and waste
Scaffolding is often included, sometimes not. If it is separate, allow £800 to £2,000 for a typical house depending on the setup and location. Skip and disposal are usually bundled. Confirm it.
Add extras
Roof windows, vent tiles, chimney work, fascia and soffits, gutters, solar panel removal and refit. Ask for clear line items so you can pick and choose.
Build a small contingency
Ten to fifteen percent covers timber repairs or extra leadwork that only shows up once the old roof is off.
Example You Can Copy
House type: three bed semi – simple gable
Area: about 80 m² after pitch adjustment
Covering: mid range concrete tile
Rate: use £170 to £210 per m² for a typical 2025 job
Core works £13,600 to £16,800
Access and waste £1,000 to £1,600 if not bundled
Contingency at ten percent of core works £1,360 to £1,680
Likely budget £15,960 to £20,080. If your quotes come back at £12,000, ask what is missing. If they come back at £25,000, ask what is special.
Materials in plain English
Concrete interlocking tiles
Tough, good value, lots of colours. Larger format means faster laying. Great for most family homes.
Clay plain tiles
Timeless on period houses. Small format means more tiles per m² and more cuts, so higher labour. Worth it where the look matters.
Fibre cement slate
A clean slate look at lower weight and cost. Good where you want tidy lines without the full natural slate spend.
Natural slate
Premium finish and long life when installed right. Heavy and slow to fix, which pushes labour. Often required in conservation areas.
Flat roofing membranes
Felt is budget friendly when installed by a skilled team. EPDM gives large single sheets and easy maintenance. GRP gives a sharp, modern edge detail and a rigid finish. Warm roofs add rigid insulation and a vapour control layer, which costs more and saves energy.
If you care about lifetime value, divide the installed price by a conservative lifespan. A £16,000 slate roof with a 60 year life is about £267 per year. An £11,000 concrete tile roof with a 30 year life is about £367 per year. Day one price is not the whole story.
Regional and Property Factors that Move the Needle
Region
London and the South East often carry higher labour and access costs. Rural areas can be cheaper but may add travel and logistics.
Access
Corner plots, narrow alleys, shared drives, and limited parking change scaffold design and delivery time. If the scaffold sits on the pavement, a licence may be needed. Agree who handles it.
Height and pitch
Bungalows are simple to scaffold and quick to re cover. Tall, steep houses slow teams down and increase safety measures.
Hidden timber
Battens, rafters, and decking are only fully visible once stripped. Sensible quotes either include an allowance or quote a fixed per metre rate for replacement if needed.
When Repair Beats Replacement
Choose a repair when the covering is mostly sound, the defect is local, and the roof is well within its expected life. Slipped tiles, small flashing failures, or a perished valley are all good repair candidates. When leaks are coming from different areas or you have ongoing damp in the loft and tired coverings, replacement is usually smarter and cheaper over the next decade.
Survey and evidence
Photos from the roof and the loft, notes on structure, ventilation, and moisture. If someone will not climb a ladder, move on.
Scope of works
Stripping method, breathable membrane, battens, tile or slate type and brand, ridge and hip systems, tile clips and fixings, ventilation strategy.
Leadwork and abutments
Specify lead codes or named alternatives. List chimney flashings, step flashings, and valleys.
Eaves package
Fascia, soffits, and gutters. Materials, profiles, and whether you are keeping or replacing.
Access and waste
Scaffold specification, sheeting if used, permits, skips, and disposal. Confirm what happens if the scaffold needs extra time.
Insulation
Warm or cold roof, thickness, and how condensation risk is managed.
Extras
Roof windows, sun tunnels, vent tiles, chimney repairs, and solar panel removal or refit priced as separate options.
Programme and guarantees
Start date, duration, payment schedule, workmanship guarantee, manufacturer warranties, and building control notification where required.
If one quote is far cheaper, look for missing items rather than assuming you found a bargain.
Commonly Asked Questions
How long will my house be a building site?
Simple semis are often a one to two week programme from scaffold up to scaffold down, weather depending. Complex roofs take longer. Good teams keep you watertight each night and tidy as they go.
Do I need building control?
If you are upgrading insulation or changing the roof structure, you will need notification. Many contractors self certify through a competent person scheme. Ask how your contractor will handle it.
Can I keep my solar panels?
Yes. A qualified installer can remove and refit them around the re roof and test the system on completion. Get the cost as a separate line.
Will insurance cover any of this?
Insurance usually covers sudden damage, not age or wear. If you think a storm caused the failure, speak to your insurer before work starts and gather photos.
Final Thoughts
Getting a roof quote should not feel like guesswork. Build a quick model using area, a sensible per m² band, and clean allowances for access and extras. Ask every contractor to price the same scope. You will spot weak quotes quickly and you will avoid surprises.
Ready for a Straight Survey and a Fixed Price?
Your roof protects everything beneath it. A careful inspection, clear photos, and an itemised scope make all the difference. At LD Roofing we start with a thorough survey, explain options in plain English, and price each element so you can decide with confidence. Whether you need a quick repair, new gutters, or a full re roof with upgraded insulation and ventilation, our team delivers tidy workmanship and honest advice.
Get in touch with LD Roofing today by calling 01604 372453 or filling out our online enquiry form to book your inspection or request a detailed proposal. If you are budgeting for a new roof cost UK wide (specifically in the Northamptonshire, Bedford and Milton Keynes areas), we will measure properly, show you what we find, and give you a fixed, itemised quote so you know exactly where every pound goes.
