Roof tiles vs slate: what each costs for a full re-roof
Concrete, clay, fibre-cement, Spanish or Welsh slate, or metal - what a UK re-roof costs with each, how long they last, and what else drives the price.
For a typical 120 m² pitched roof, stripped and re-covered with scaffolding, new underlay, battens, gutters and flashings, concrete tiles are the cheapest mainstream choice at about £17,000 including VAT. Natural Welsh slate sits at the top at around £24,200. Everything else - clay, fibre-cement, Spanish slate and metal - falls between, and the covering is only part of the bill: scaffolding, stripping, underlay and leadwork cost much the same whichever material goes on top.
Every material on the same roof
The table below prices the same job, the same roof and the same mid-range specification, changing only the roof covering. Figures include 20% VAT.
| Material | Typical | Usual range | Lifespan |
|---|---|---|---|
| Concrete tiles | £17,000 | £13,300 – £22,100 | 30-50 years |
| Fibre-cement slates | £18,400 | £14,400 – £24,000 | 30-40 years |
| Metal roofing (steel) | £19,100 | £14,900 – £24,800 | 40-70 years |
| Clay tiles (interlocking) | £19,500 | £15,200 – £25,300 | 50-80 years |
| Natural slate (Spanish) | £20,900 | £16,300 – £27,200 | 75-100 years |
| Natural slate (Welsh) | £24,200 | £18,900 – £31,400 | 100+ years |
Because the rest of the job stays the same, the gap between two rows is roughly what the upgrade in material costs you. See every line of the estimate, and change the roof area, in our New roof.
The materials, one by one
Concrete tiles
The workhorse of UK roofs since the post-war years, and our default for a basic and a mid-range re-roof (£17,000). Interlocking concrete tiles are quick to lay, cover a lot of roof per tile and come in profiles that suit most estate houses. They are heavy, and the colour fades over time, but a lifespan of 30-50 years is typical.
Clay tiles
Interlocking clay tiles cost more (£19,500) but hold their colour and usually outlast concrete, with 50-80 years common. Handmade or plain clay tiles, which need a much tighter lap and many more tiles per square metre, cost considerably more again; our figure is for interlocking tiles.
Fibre-cement slates
Man-made slates (£18,400) give a slate look at lower cost. They are thin, light, uniform in size and quick to fix. The trade-off is life: expect 30-40 years, less than any natural slate, and edges and colour weather faster.
Spanish slate
Most natural slate laid in the UK today is imported from Spain (£20,900). Good grades last 75-100 years. Quality varies between quarries and grades, so ask which quarry and grade is being quoted, and whether the slates are tested to the relevant standard. Lower grades can contain inclusions that rust and stain.
Welsh slate
Welsh slate (£24,200) is the premium choice and the one that lasts longest: well over a century on a sound roof. It costs more to buy and more to lay, because slates are nailed individually and cut by hand at hips and valleys. On period properties it is often the only material that looks right.
Metal roofing
Steel roofing (£19,100) is light, fast to fix and lasts 40-70 years. It suits extensions, outbuildings and contemporary designs, and is less common on traditional houses. Standing-seam systems need specialist installers, so fewer firms will quote.
What costs the same whatever you choose
A large share of any re-roof is fixed:
- Scaffolding. A full re-roof needs scaffolding round the house with edge protection for several weeks. On a detached house, or one with a conservatory or tricky access, it is a big line on its own.
- Stripping and disposal. Taking off the old covering, battens and felt, and carting it away.
- Underlay and battens. New breathable or reinforced underlay and treated battens go under every material.
- Gutters, downpipes and leadwork. Flashings at chimneys, abutments and valleys are replaced as part of the job.
We build the estimate from those quantities, the hours a roofer and labourer need at local labour rates, plus materials, and check the totals against market prices and real quotes. That is why the price per square metre falls on a bigger, simpler roof: hips, valleys, dormers and chimneys add cutting, lead and time.
Weight, planning and building rules
- Changing material. Swapping slate for concrete tiles, or the other way round, changes the weight on the rafters. A significantly heavier covering may need the structure checking, and re-roofing can fall under building regulations. Ask your roofer to confirm what applies before you choose.
- Conservation areas and listed buildings. In a conservation area, or on a listed building, changing the roof material or look can need consent, and like-for-like replacement is often expected. Check with your local planning authority before you commit, not after the scaffolding is up.
- Solar panels. If you are planning panels, fit them while the scaffolding is up. It saves paying for access twice.
Which to choose
- Keeping costs down on a modern house: concrete tiles are hard to beat.
- Longer life without slate prices: interlocking clay.
- Slate look on a budget: fibre-cement, accepting a shorter life.
- A real slate roof: good Spanish slate is the value choice; Welsh slate for period homes, conservation areas and the longest life.
- Low pitch, extensions or lightweight roofs: metal.
Whichever you pick, think in cost per year of life, not just the upfront price. A covering that lasts twice as long can be the cheaper roof over the time you own the house.
Check your quote
Ask for quotes that name the material, grade and source, and list scaffolding, underlay, leadwork, gutters and disposal separately, with a rate for replacing rotten battens or rafters. Then compare the total with typical prices where you live using our "Is my quote fair?" tool: Is my quote fair?.