Roof Replacement Cost UK | Tiles, Slate & Flat Roofs

How to use the roof replacement cost calculator

Pick the New roof covering: concrete tiles, clay tiles, natural slate, or a flat roof in felt, EPDM or GRP.
Choose the Type of building. For a pitched roof we use it to estimate the roof size. You can switch Roof size to I know the roof area and type in your own figure.
For a flat roof, enter the Flat roof area. Measure the slope of a pitched roof, not the floor under it.
Leave Scaffolding on unless the job is done from ladders, and set Skips for the old roof to the number you expect.
Choose Where do you live?, then check the range. Tap Add to shopping list to keep it, or Share link to send it to your roofer.

Why use this calculator

It prices the whole job, not just the roof. Scaffolding and skips are shown as their own lines, because the per-m² prices don't include them.

It copes with real roofs. You can estimate the size from your house type, or enter your own measured area, and flat roofs have their own prices for felt, EPDM and GRP.

It checks itself. For an estimated pitched roof, it compares the answer with published whole-roof prices and tells you if it lands outside them.

It shows its working. Under How we worked it out you can see every step with your own numbers.

How we worked it out

Your numbers, step by step. This updates as you change the calculator.

Roof area: about 80 m² for a semi-detached house.
Concrete tiles: £80 to £230 per m² × 80 m² = £6,400 to £18,400. That price usually covers the new covering, battens, underlay and labour; check whether your quote includes stripping the old roof.
Scaffolding for a semi-detached house: £750 to £1,300.
1 skip × £200 to £500 = £200 to £500.
Prices are for the UK average, so no regional adjustment.
Add it up: low £7,350, typical £12,500, high £20,200.
Sense check: published whole-roof prices for a semi-detached house are £10,000 to £15,000, before scaffolding. Our typical roof-only figure of £11,200 is inside that range.

How we estimate the cost

We multiply the roof area by a price per m² for the covering you chose. Those prices are for the roof surface: the new covering and the labour to fit it, and usually the battens, underlay and stripping off the old covering. Guides are not always clear on this, so check each quote.

Covering	Per m² (low to high)	Typical
Concrete tiles	£80 to £230	£140
Clay tiles	£120 to £275	£190
Natural slate	£150 to £300	£220
Flat roof: felt	£50 to £120	£85
Flat roof: EPDM	£70 to £120	£95
Flat roof: GRP	£95 to £150	£120

For a pitched roof we estimate the area from the building type: about 60 m² for a terrace, 80 m² for a semi and 120 m² for a detached house. These are rough working figures from one source. We found no published roof area for a bungalow, so we use the semi size. Enter your own area for a better answer.

Then we add scaffolding for the first week (terrace £500 to £1,000, semi £750 to £1,300, detached £1,200 to £2,500, bungalow £400 to £650 from a single-storey proxy) and skip hire at £200 to £500 per skip. Your region multiplier is applied to every line.

For an estimated pitched roof, we compare the covering cost with published whole-roof prices (before scaffolding): £7,500 to £12,500 for a terrace, £10,000 to £15,000 for a semi and £15,000 to £20,000 for a detached house.

What’s included

The new covering and the labour to fit it, usually with battens and underlay.
Stripping off the old covering, usually (check your quote).
Scaffolding and skip hire, if you leave them switched on.
Not included: boards, insulation and edge details on a flat roof, repairs to rotten timbers, new gutters or fascias, and VAT if a quote adds it.

What changes the price

The covering. Natural slate and clay cost more than concrete tiles. Flat roof materials differ too.
The size of the roof. Cost grows with the area of the sloping surface.
The building. Detached houses need more scaffolding. Awkward roofs take longer.
Your area. We use London ×1.25, South East ×1.15, Scotland ×0.93, Wales ×0.92, the North ×0.92 and Northern Ireland ×0.88. One roofing price guide puts London 25% to 30% above the national average.
The quote. Sources are far apart on some covering types, so the range is wide on purpose.

Tips

Get at least three quotes, and ask each roofer to list the covering, battens, underlay, scaffolding and skip separately.
Measure the roof surface, not the floor below it. A sloping roof is bigger than the footprint of the house, so use your own area if you can.
Ask if the quote covers stripping off the old roof. It is often included in the price per m², but the skip often isn't. A house roof may need more than one.
For a flat roof, ask about boards, insulation and edge details. Our flat roof prices cover the covering only, and these can add to the bill.
If the old roof is being replaced, ask your roofer or building control whether insulation or other upgrades are needed.
Got a quote already? Put it through the quote checker to see how it compares. Our skip size calculator can help you check the skip.

FAQs

How much does a new roof cost in the UK?

For a typical semi-detached house with concrete tiles, about £7,350 to £20,200 including scaffolding and one skip, with a typical price of around £12,500. Clay tiles and natural slate cost more, and prices vary a lot by region and roofer.

How much does it cost to replace a roof on a 3 bed semi-detached house?

We assume a semi has about 80 m² of roof. At £80 to £230 per m² for concrete tiles that's about £6,400 to £18,400 for the roof alone (typical £11,200). Scaffolding adds about £750 to £1,300. Enter your own roof area for a better figure.

How much does a flat roof replacement cost?

Per m², felt is about £50 to £120, EPDM rubber £70 to £120 and GRP fibreglass £95 to £150. A 20 m² EPDM roof is about £1,400 to £2,400 for the covering. Boards, insulation and edge details can add to that.

How much does roof replacement cost per square metre?

For pitched roofs, concrete tiles are about £80 to £230 per m², clay tiles £120 to £275 and natural slate £150 to £300. That is for the new covering and fitting, and usually the battens, underlay and stripping off the old roof, but check what your quote includes. It does not include scaffolding or a skip.

Does the price include scaffolding?

The per-m² prices don't, so we add it separately. For a UK average price, scaffolding is about £500 to £1,000 for a terrace, £750 to £1,300 for a semi and £1,200 to £2,500 for a detached house, for the first week.

Do I need planning permission or Building Regulations approval to replace a roof?

It depends on the job and the property, so ask your council or building control before you start. A like-for-like replacement is often simpler than changing the shape or materials. Homes in conservation areas or listed buildings have extra rules.

Is VAT charged on a new roof?

Check each quote, because some include VAT and some don't. Our figures are guide prices from several sources and we can't say they all include it. Ask every roofer to state the VAT on their quote.