Cost guides › New roof
United Kingdom
How much does a new roof cost?
Re-roofing 120 m² of pitched roof with new concrete tiles typically costs £17,000 including VAT, with most quotes between £13,300 and £22,100. That includes scaffolding, stripping the old covering, new underlay, battens and counter-battens, new tiles and ridge, flashings and new guttering. A simpler re-tile with basic underlay and galvanised gutters is about £15,200; a premium job in natural Welsh slate with roof insulation, a breathable membrane and copper rainwater goods is around £31,500. Pick clay, fibre-cement, Spanish slate or metal in the calculator to price them on their own.
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mid-range, typicalCost by region
| Location | Basic | Mid-range | Premium |
|---|---|---|---|
| London | £15,700 | £17,600 | £32,600 |
| Scotland | £15,300 | £17,100 | £31,700 |
| South East | £15,200 | £17,000 | £31,500 |
| East | £15,100 | £16,900 | £31,300 |
| North West | £15,100 | £16,900 | £31,300 |
| East Midlands | £15,000 | £16,800 | £31,100 |
| North East | £15,000 | £16,800 | £31,000 |
| South West | £15,000 | £16,800 | £31,200 |
| Wales | £15,000 | £16,800 | £31,100 |
| West Midlands | £15,000 | £16,800 | £31,200 |
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| Yorkshire and The Humber | £14,900 | £16,700 | £31,000 |
What's included
Mid-range
- Scaffolding erected around the roof, hired for the first month and taken down
- Stripping the old tiles and ridge, with the old gutters, downpipes and flashings removed
- Loading and removing the roofing waste
- New waterproof underlay across the whole roof
- Treated battens and counter-battens to give a ventilated gap under the tiles
- New concrete interlocking tiles with ridge
- New pre-painted aluminium gutters and downpipes
- Copper flashings at the chimney, abutments and valleys
- A permanent fall-arrest line along the ridge for safe access later
What affects the cost
Roofing material
Concrete interlocking tiles are the cheapest to buy and quickest to lay. Clay plain tiles need many more tiles per square metre and more labour, and natural slate costs more again.
Roof shape
A simple gable roof is the cheapest. Hips, valleys, dormers and chimneys all need cutting, extra flashings and more time, so two roofs of the same area can differ widely in price.
Scaffolding
Scaffolding is standard for re-roofing in the UK and is a significant fixed cost. Three-storey houses, terraces with access only through the house, or scaffold over a neighbour's garden or the pavement push it up.
Timber and deck condition
Our estimate assumes sound rafters. Rotten rafter ends, sagging purlins or missing sarking boards found once the tiles are off are extra and should be priced as a rate in the quote.
Chimneys and leadwork
Rebuilding or repointing chimney stacks and replacing lead flashings add cost. If a chimney is no longer used, removing it below roof level at the same time can save future maintenance.
Insulation upgrade
If you want a warm roof for a loft conversion, insulation boards over the rafters can be added while the roof is open. It is much cheaper to do now than later.
How to save
- Get the roofer to reclaim and reuse sound slates or tiles where the style allows.
- Combine the re-roof with solar panels, chimney work or fascia replacement so you only pay for scaffolding once.
- Book in late spring or summer when weather delays are less likely, which keeps scaffold hire from running into extra weeks.
- Ask for a fixed price for rotten timber per metre in the quote, so repairs are not open-ended.
Grants, tax and rules
VAT
Our figures include 20% VAT. The 0% VAT rate for energy-saving materials until 31 March 2027 covers insulation, so if insulation is fitted as part of the job it may be charged at 0% while the re-roof itself is charged at 20%.
Frequently asked questions
How much does a new roof cost in the UK?
Re-roofing 120 m² of pitched roof with concrete tiles, including scaffolding and new guttering, costs around £17,000 including VAT. A simpler re-tile is about £15,200, and a Welsh slate re-roof with added insulation and copper rainwater goods is around £31,500.
How long does a roof replacement take?
An average house takes one to three weeks once the scaffolding is up, depending on size, weather and how much timber repair is needed. A good roofer strips in sections and sheets over any open area at the end of each day.
Do I need scaffolding for a roof replacement?
Yes. For a full re-roof, scaffolding with edge protection is the normal and safe way to work at height in the UK, and it is included in our figures.
Should I choose slate or tiles?
Match what your area and house style use, especially in a conservation area. Concrete tiles are the cheapest, clay tiles last longer and look more traditional, and natural slate is the most expensive but can last the longest.
Can a roof be repaired instead of replaced?
If the problem is a few slipped tiles, a failed valley or flashing, repair is far cheaper. Replacement makes sense when many tiles are porous or cracked, nails have corroded so slates slide, or the old underlay has perished.
How this estimate is calculated
Work hours: 194.5 · Labour: £4,131 · Materials: £10,044
Sources: ONS Annual Survey of Hours and Earnings, tables 14 and 15; Regione Toscana, Prezzario dei Lavori 2026 (CC BY 4.0); ECB exchange rates.