How much does a new roof cost?

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Does your roof need an upgrade? The cost of replacing a roof depends on the size of your building and the type of roof you have. The average new roof cost in the UK is between £5,000 and £8,000. We’ve spoken to some of the expert roofers on the MyBuilder platform to find out how the costs break down, and how you might be able to save yourself some money. Note that all costs are estimates and accurate as of 2024.

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Roofs need regular maintenance to keep them in top condition. That way, your home stays protected from leaks and damp issues, saving you money on larger repairs and renovation. But before you make a start on any work, it’s wise to get an idea of the budget you’ll need. For a completely new roof, you could be looking at around £1,000 for a flat roof on a garage or upwards of £12,000 for a slate roof on a large family home.

roof-cost

We'll cover the following topics in this pricing guide:

  1. Average roofing costs
  2. Roofing cost breakdown
  3. How long does roofing work take?
  4. How long does roofing work take?
  5. FAQ
  6. Your roofing checklist

Average roofing costs

The cost of roofing work varies quite a bit, depending on the nature of the work and the materials needed.

Minor roof repairs like replacing a few tiles can cost as little as £100 to £200, but if you need to completely replace your roof, you’ll be looking at several thousand pounds.

Pitched (sloping) roofs are typically made from asphalt shingles or clay or concrete tiles. The cost of a new roof made from these materials is between £5,000 and £8,000. However, if your roof is made from slate, you could be looking at paying around double that, between £12,000 and £15,000.

It’s less expensive to replace a flat roof, typically found on a garage, extension or outbuilding. On average, it’s closer to £1,000 to re-cover a flat roof, depending on the materials you choose.

We’ve put together a handy table to help you calculate the cost of your new roof.

Roofing costAverage cost
Labour cost£300 per day
Roofing cost per m² for a flat roof (felt)£65
Roofing cost per m² for a flat roof (EPDM)£80 to £100
Roofing cost per m² for a pitched roof (clay or concrete tiles)£120 to £230
Roofing cost per m² for a pitched roof (slate)£160 to £275
Roof repairs and maintenance£60 to £1,000
Scaffolding costs£800 to £900 per week
Gutter cleaning£200
Repairing fascias and soffits£250 per day
Fitting solar roof tiles£12,000
Installing a skylight£1,000

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Roofing cost breakdown

How much does roofing work cost?

On average, you should allow around £300 per day for the cost of roofing labour. For smaller jobs that take less than a day, you could be looking to pay around £40 per hour.

That excludes the cost of materials and any extras you might need to factor in, like scaffolding, skip hire and alterations to your fascias or soffits. We’ll go into those costs in a bit more detail below.

Cost to re-felt a flat roof

Flat roofs are often covered with bitumen-based felt, which is both hard-wearing and cost effective. At approximately £65 per m², felt is an affordable option for re-covering a roof, working out at around £1,500 to completely re-cover a garage roof.

Felt is weather resistant and prevents rot in wood, but it can become brittle and tear over time. The life expectancy of a felt roof is around 10 to 15 years.

Cost of re-covering a flat roof with EPDM

EPDM, or Ethylene Propylene Diene Monomer, is a synthetic rubber material that’s often used in roofing as an alternative to felt. EPDM is very durable and creates a seal that’s impenetrable and weatherproof. It’s also insulating, so it’s a popular choice of roofing material.

At around £80 to £100 per m², EPDM is slightly more expensive than felt, but you might find that investment pays dividends in terms of its longevity. It typically comes with a 20-year guarantee and can last up to 50 years.

Cost of replacing a clay tile roof

Clay is a common material used for roof tiles, and they’re a popular choice due to their traditional and natural look. Clay tiles can be brittle, however, and break easily.

Asphalt shingles and concrete tiles are a more affordable alternative, but may not have the same visual appeal as clay ones.

The average roofing cost per m² for clay tiles is £120 to £230, which works out at between £5,000 and £8,000 for an average three-bedroom home.

You may be able to save money by reusing tiles that are in good condition, or by using second-hand tiles that match your roof. It’s worth asking a professional roofer for advice on this.

Cost of replacing a slate roof

Many homeowners favour slate for its rustic look, as well as its longevity; it’s a highly durable material that can last for up to 100 years.

However, at £160 to £275 per m², slate is a more expensive choice. For a completely new slate roof, you could be looking at paying between £12,000 and £15,000.

Cost of replacing loose or broken tiles

Tiles that have been damaged or come loose in bad weather can be a cause of leaks, so they need to be fixed promptly if you want to avoid damage to your home.

Depending on the extent of the work needed, you could pay anywhere between £60 and £1,000 for roof repairs and tile replacement.

If you simply need to replace a few missing tiles, it’s worth budgeting between £100 and £200.

Cost to clean a roof

Moss growing on your roof isn’t just unsightly, it also retains water, which can cause damage to tiles. That’s why it’s important to clean your roof on a regular basis.

There are several ways to clean a roof, including hand-scraping, steam cleaning and pressure washing. Pressure washing is quick and effective, but it can cause damage to tiles.

The cost of roof cleaning is generally between £400 and £600, and you can usually expect it to take a day.

Cost of scaffolding

Roofers may need to use scaffolding to access your roof, especially if the work is complex or time consuming. Scaffolding is not only safer, but it also makes life easier for roofers, enabling them to get on with their jobs more efficiently.

Scaffolding hire usually costs between £800 and £900 per week.

Cost of cleaning gutters

Over time, gutters can become clogged up with leaves and moss, which stops water flowing through them effectively. This can cause damp problems inside your home, so it’s important to have your gutters cleared out regularly.

The average cost to have your gutters cleaned is £200.

###Cost of capping fascias and soffits

Fascias are attached to the rafter edges on a roof, while soffits fill the gap between the fascia and the roofline.

Capping or sealing fascias and soffits can help prevent damage and rot from rainwater. To seal the fascias and soffits on an average three-bedroom house typically costs around £600 in labour and £200 in materials.

Cost of fitting solar panels

Increasingly efficient and affordable, solar panels are becoming a common sight on roofs throughout the UK. Solar panels can help you save money on your energy bills, but you should be aware of the initial cost for installing them on your roof.

If you opt for the most common 4kW photovoltaic system, you can expect to pay around £8,000. This includes labour and could lead to a saving of up to £700 a year on your energy bills.

Cost of fitting solar roof tiles

Solar roof tiles look similar to traditional roof tiles and are therefore much more discreet than solar panels. They can be a good choice for homeowners who care about how their roof looks or who live in conservation areas. However, they are also considerably more expensive and less efficient than solar panels.

It’s tricky to integrate solar roof tiles into an existing roof, so they tend to be more suitable for new builds or extensions.

For a completely new roof using a 1kW system of solar tiles, you’ll be looking to pay around £8,000. The total average cost for a 4kW system is approximately double that, up to £16,500.

Cost of installing a skylight

A well-placed skylight can increase the feeling of space and openness in your home by allowing more natural light in.

The main cost is for the skylight itself, so it’s largely dependent on the size and style you’re looking for. The cost of fitting an average-sized skylight on a pitched roof is around £1,000, including labour.

Cost of replacing leadwork on a chimney

Lead flashing sits at the base of a chimney, where it meets the roof, to provide protection from the elements. It typically lasts several decades when fitted properly, but it can crack or come loose, which means it will need to be replaced or repaired.

The average cost of replacing leadwork on a chimney is £350 to £460, not including scaffolding. The work can also mean tiles around the base of the chimney get broken and need to be replaced, so it’s worth factoring that in as an additional cost.

Cost of planning permission

Most roofing work counts as ‘permitted development’, but for some projects you might need to obtain planning permission. This is usually the case if you’re increasing the height of your roof or if you live in a listed building or in a conservation area. Planning permission costs depend on your project and where you live.

We recommend checking with your chosen roofer whether or not you’ll need planning permission for your roofing project, and how much it will cost.

Cost of skip hire

If you’re removing and disposing of lots of old tiles, felt or other roofing material, you will need to hire a skip or use waste clearance specialists. The cost of hiring a medium-sized skip is usually in the region of £200.

roof-cost

How long does roofing work take?

There are a few factors that can affect the time needed for roofing jobs, including the weather, the size of your home and how accessible your roof is. Here are some common roofing jobs and the average time they take:There are a few factors that can affect the time needed for roofing jobs, including the weather, the size of your home and how accessible your roof is. Here are some common roofing jobs and the average time they take:

WorkTime
Replacing a pitched roofOne to three days
Replacing a flat roofOne to three days
Replacing a few tilesTwo hours
Capping soffits and fasciasOne day
Installing solar panelsSix hours
Installing a skylightOne to two days
Cleaning guttersOne to two hours
Cleaning a roofTwo to five hours

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How to reduce new roof costs

The cost of roofing work can seem daunting, but there are a few ways to save money. One of the best ways to keep costs down is to ensure you hire an experienced and reliable roofer who can give you an accurate quote from the outset and stick to the schedule of work.

You can also save money by purchasing second-hand tiles, although you will need to make sure they match the existing tiles. In many cases, some of the tiles on your own property can be reused if you’re not changing the style of the roof.

FAQ

Is re-roofing the same as installing a new roof?

No – re-roofing means laying new tiles on top of the existing ones. You can save money and time by not removing the old tiles. However, re-roofing is only suitable for minor repairs and won’t fix any underlying issues with the roof deck, like rot. Re-roofing can only be done once.

Installing a new roof involves removing everything to leave just the deck structure before laying new tiles and roofing materials. Although this is a more expensive option, it means you can be confident that both deck and roofing materials are in good condition.

How often do I need to replace my roof?

The lifespan of a roof depends on what it’s made from. Slate roofs are the most durable and can be expected to last many decades, even up to 100 years or more. Clay-tiled roofs are another hard-wearing option, typically lasting over 50 years, so there’s a good chance you may never need to replace your roof if you keep it well maintained.

At the other end of the scale, asphalt shingles may only last 15 years or so. Solar tiles typically last around 20 years.

Can I repair my roof myself?

It might seem like a simple way to save money, but unless you have a lot of experience, we wouldn’t recommend repairing your roof yourself. You could end up causing damage to your existing tiles, costing yourself more in the long run.

There are also safety considerations to take into account; carrying out work on a roof without scaffolding can be dangerous, especially if you don’t have the right safety gear.

Your roofing checklist

Confirm the size and type of your roof: work out the size of your roof and confirm the type of roof you currently have, and the materials you’d like to work with.

Find a reliable local roofer: once you’ve posted your job on MyBuilder, we’ll help to match you with roofers in your area who can come out and inspect your roof to determine the scope of the work required.

  • Get a range of quotes: shop around and get a few new roof cost quotes for comparison. You can choose the one that best fits your budget.
  • Factor in any additional costs: your overall budget for roofing work should include the cost of any scaffolding needed as well as waste removal costs, such as skip hire.
  • Choose a reliable roofer: all roofers who apply to join MyBuilder are subject to careful checks, and we share verified reviews from previous customers so you can see how other homeowners rate a roofer’s work.
  • Find out if they’re a CompetentRoofer member: It’s also worth checking if your roofer is a member of CompetentRoofer, a scheme that’s run by the National Federation of Roofing Contractors and backed by the government. This requires roofers to confirm that their work is compliant with Building Regulations.
  • Check planning rules: check with your chosen roofer whether or not you need to obtain planning permission for the work. This is often the case with listed buildings or in protected areas.

MyBuilder can help you find a skilled and reliable roofer near you. Post your job, completely for free, and we’ll share it with roofers in your area. You can check out their work experience, read verified reviews and get in touch with any you like the look of.