Re-roofing a three-bed semi-detached house in the UK typically costs about £6,500 to £11,500 in concrete tiles and £11,000 to £18,500 in natural slate. Flat roofs usually cost about £50 to £120 per square metre.
Scaffolding, timber repairs, chimneys and new fascias or guttering are often extra, so check what each quote includes. London is typically 20 to 30 percent higher.
Roof replacement cost estimator
The estimator uses indicative prices from the sources below and does not replace a quote. It excludes VAT on materials and any structural repairs beyond the allowance you tick. Roof areas for each house type are approximate, and bungalows have a larger roof than a house of the same floor area, so measure yours if you can.
Roof replacement cost per square metre
Most guides cluster around these figures for supply and fit, though the full published spread is wider.
| Covering | Typical cost per m² | Notes |
|---|---|---|
| Concrete tiles | About £95 to £165 | Published guides range from £80 to £230. Lightest cost for a pitched roof. |
| Natural slate or clay tiles | About £155 to £265 | Guides range from £90 to £275, and Welsh slate can cost more. Long-lasting. |
| Flat roof (felt, EPDM, GRP) | About £50 to £120 | Felt is cheapest. EPDM and GRP cost more but usually last longer. |
For a typical three-bed semi (about 70 m²), published guides put a full replacement at about £6,500 to £11,500 in concrete tiles and £11,000 to £18,500 in natural slate. Check the roof tile calculator for quantities.
Typical roof cost at a glance
Total for a 3-bed semi-detached roof (about 70 m²), before extras and contingency.
What pushes the cost up or down
- Roof covering: slate and clay cost more than concrete tiles, but last longer.
- Roof size and shape: hips, valleys, dormers and chimneys add labour and flashing.
- Access and scaffolding: tall or awkward houses cost more to scaffold.
- Condition of the roof structure: rotten timbers, battens or sagging rafters add repair costs.
- Location: London is typically 20 to 30 percent higher and parts of the North are lower.
- Whole roof or part: repairing or re-covering part of a roof costs less in total but more per square metre.
Costs people forget
| Item | Typical allowance |
|---|---|
| Scaffolding | £1,000 to £2,500, sometimes included |
| Strip-out and waste disposal | Often included, but check |
| Timber repairs and new battens | £500 to £3,000 depending on condition |
| Chimney repointing, flashing or removal | £500 to £2,000 per stack |
| Fascias, soffits and guttering | £1,500 to £3,500, easier to do while the scaffolding is up |
| Contingency | 10 to 15 percent |
Replacing the roof covering can trigger building regulations, particularly if more than 25 percent of the roof is renovated and the insulation then needs upgrading. See the building regulations checker, the felt and underlay and batten glossary pages.
Before you ask for quotes
Ask each roofer to specify the covering, the underlay, the battens and what happens to the old materials. Quotes that look cheap often leave things out.
Check for membership of a trade body and get insurance details in writing.
Planning and building regulations
Replacing a roof covering like-for-like does not normally need planning permission, but listed buildings and many conservation areas have restrictions on materials. Re-roofing can trigger building regulations, for example for thermal upgrades when a significant part of the roof is renovated, and for structural changes. Roof work at height is dangerous, so use an insured roofer and proper scaffolding.
Cutting the cost without cutting corners
- Get at least three itemised quotes that name the covering, underlay and battens.
- Do guttering and fascias while the scaffolding is already up.
- Consider a like-for-like covering unless a different one is needed for heritage reasons.
- Fix leaks and timber problems early, because small repairs are much cheaper than a full re-roof.
- Check quantities with our roof tile and slate roofing calculators.
Sources and further reading
- Checkatrade: roof installation cost Per m² ranges by covering
- BestBuilders: roof replacement cost Whole-house examples for a 3-bed semi
- Federation of Master Builders: roofing materials cost Comparing roof coverings
- Planning Portal Planning and building regulations guidance
External links open in a new tab. Costs combine several published price guides, which differ. Last checked November 2026.
Frequently asked questions
How much does a new roof cost in the UK?
Typically about 6,500 to 11,500 pounds for a three-bed semi in concrete tiles, and 11,000 to 18,500 pounds in natural slate. Flat roofs are about 50 to 120 pounds per square metre.
How much does a new roof cost per square metre?
Concrete tiles are typically about 95 to 165 pounds per square metre supplied and fitted, natural slate or clay about 155 to 265 pounds, and flat roofs about 50 to 120 pounds.
How long does a roof replacement take?
A typical house roof takes about one to two weeks, depending on size, weather and any repairs. Slate and complex roofs take longer.
Do I need planning permission to replace a roof?
Usually not for a like-for-like covering, but listed buildings and conservation areas may have restrictions. Building regulations can apply if the roof is substantially renovated.
Is it better to repair or replace a roof?
Localised problems are often cheaper to repair. Widespread slipped tiles, failing battens or old underlay are signs that a full replacement may be more economical.