How Much Does a New Roof Cost? (2026 UK Guide)

Roofing Costs at a Glance (2026)

Job Type	Typical Cost	Notes
Replace a few tiles	£150–£400	Plus call-out/scaffold if needed
Partial re-roof (one slope)	£1,500–£4,000	Depends on area and tile type
Full re-roof — 2-bed terrace	£3,500–£7,000	Stripping and new felt, batten, tiles
Full re-roof — 3-bed semi	£5,000–£10,000	Scaffolding included
Full re-roof — 4-bed detached	£8,000–£16,000	Larger area, more scaffolding
Flat roof replacement (felt)	£800–£2,000	Per standard garage/extension area
Flat roof replacement (EPDM rubber)	£1,200–£3,000	20+ year lifespan
Lead valley replacement	£500–£1,200	Common failure point on older roofs

What's Included in a Full Re-Roof?

• Scaffold erection and dismantling (essential — not an optional extra)
• Strip-out of all existing tiles and felt
• New breathable roofing membrane (underlayer)
• New timber battens
• New tiles or slates (standard machine-made concrete tiles included; handmade or natural slate is extra)
• New ridge tiles and ridge mortar
• Hip tiles (where applicable)
• Valley replacement (lead or fibreglass valley)
• Chimney repointing and flashing check
• Gutters and fascias (sometimes included, often quoted separately)

Repair or Replace? How to Decide

Replacing a few tiles is far cheaper than a full re-roof — but only if the underlying felt and structure are sound. Ask any roofer to inspect the felt condition from the loft space:

• Repair is sufficient if: fewer than 10% of tiles are damaged, the felt is intact and not torn or sagging, there are no damp patches in the loft, and the battens are sound
• Re-roof is needed if: the felt is brittle and cracking, multiple areas are failing simultaneously, the battens are rotten, or the roof is 30+ years old and an ongoing maintenance cost

A good roofer will photograph the felt condition from inside the loft and show you before recommending a course of action. Be suspicious of anyone recommending a full re-roof without checking the felt.

Red Flags: Roofer Scams to Avoid

Roofing attracts more fraudulent traders than almost any other trade. Watch for:

• Cold callers saying they "spotted loose tiles" while passing — a legitimate trigger for concern, but always get a second opinion before committing
• Cash-only, no written quote, must-sign-today pressure
• Discount for "leftover materials from a job down the road"
• Full payment upfront — legitimate roofers may ask for a deposit (10–25%), not full payment before work starts
• No fixed address or verifiable company details

Always check membership of the NFRC (National Federation of Roofing Contractors) at nfrc.co.uk, or ask for evidence of recent similar work with references you can call.

Does a New Roof Need Planning Permission?

No, for like-for-like replacements using similar materials. Planning permission is needed if:

• You're in a conservation area and changing the material or appearance of the roof
• The property is listed
• You're adding roof windows or dormers that alter the roofline

Solar panels on an existing roof generally don't need permission under Permitted Development, but there are size limits.

Frequently Asked Questions