The cost of a new roof varies considerably.
Roof replacement costs for an average sized three bedroom semi-detached house are likely to be anywhere between £5,000 – 15,000.
If only tiles, felt and battens are replaced it’s likely to be at the lower end of that scale. If significant work is required on the structural elements of the roof (e.g. the underlying timber structure) the price may be towards the higher end.
Flat roof replacement costs are lower.
In this guide, we cover:
What is the cost of a new roof?
A new flat roof will cost around £1,500 – 3,000, while a new pitched roof is more expensive, generally costing upwards of £5,000.
When working out how much does a new roof cost, it’s important to consider several factors including the roof type, size and which material you’ll be using.
Below is the cost per metre squared (m²) of the UK’s six most popular types of roofing material.
Roofing felt is the most affordable material costing £40m², and prices range up to £90 for premium GRP fibreglass.
In the cost table below, we’ve included the average UK roof size of 75m² to give you an idea of how much does a new roof cost depending on the material you choose.
Cost of roofing materials per M²
| Type of roofing | Cost per m² | Cost per 75m² (Average UK roof) |
| Felt | £40 | £3,000 |
| EPDM Rubber | £45 | £3,375 |
| Tiles | £50 | £3,750 |
| Slate | £60 | £4,500 |
| Lead | £80 | £6,000 |
| GRP Fibreglass | £90 | £6,750 |
Speaking of labour costs, a professional roofer will charge around £200 per day, with the average roof taking three days to install. Other potential costs depend on the amount of damage your current roof has sustained.
Potential extra costs of a new roof
| Potential extra costs | Cost |
| Flashing | £250 |
| Guttering | £600 |
| Insulation | £600 |
| Roof decking | £1,400 |
| Skip hire | £250 |
However, you don’t necessarily need to get new felt at the same time as the rest of a new roof.
If the insulation of your current roof has been damaged, there may be a roof insulation cost added to your final bill. The cost will depend on how much extra insulation is needed.
What are the additional costs of a new roof to consider?
Depending on if you want any extras as part of a new roof, there are several considerations that may increase cost.
If your house is large, professional roofers may require scaffolding to reach places that they can’t with ladders. Scaffolding can cost around £600 depending on how much is needed.
Also, if you’re considering installing a loft conversion or skylight as part of your new roof, this will add a substantial cost.
How can I reduce the cost of a new roof?
There are several ways you can reduce the cost of a new roof. The final roof replacement cost will depend on many factors such as how informed you are, the time you have to look around for the best deals and what materials you decide to use for the job.
Here are four ways you can reduce the cost of a new roof replacement:
- Cost-effective materials: Using low-cost materials such as felt and EPDM rubber can help to reduce the overall price of the job by a large margin.
- Become knowledgeable: Knowing about the ins and outs of roofing will enable you to negotiate a better roof replacement cost.
- Shop around: Use My Local Toolbox to get competitive quotes from local roofers in your area.
- Choose the best time: During the winter months, costs may be lower as there is less demand for professional roofers.
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What is the cost to retile a roof?
It costs upwards of of £5,000 to retile an entire roof in the UK depending on the size of your home. If your roof is very large then you might end up paying more for the installation.
The roof tile replacement cost is made up of several factors, and there may be some additional costs to add to the final bill. The cost of labour is an important factor to consider. In the UK, a professional roofer will charge around £200 per day, and it takes around three days to complete the installation of a new roof.
Then there are the likes of insulation, guttering, flashing, and roof decking. Depending on how damaged these items are, they may be able to be used on the new roof. However, if they also need to be replaced, then that could add between £1,000 – 2,000 to the tile roof replacement cost.
What are roofing installation hourly rates?
Roofing installation hourly rates are around £25 per hour on average, although this depends on where you are in the UK (London is more expensive).
Another factor that could impact the hourly rate of a professional roofer is how far they travel to get to your home. If the roofer needs to travel for over 45 minutes to get to you, for example, then the hourly rate may increase to recoup the cost of the journey. However, for most people who live in populous areas, this won’t be an issue.
How long does it take to replace a roof?
Normally it will take three days to replace a roof. However, this depends on the size of the roof and potential damage under the roof’s surface. For the average home in the UK, installing a new roof should take no longer than three days. If you have a larger home, it might take around five days to complete the job.
The length of time it takes to replace the roof will impact the roof replacement cost due to the labour involved. If your current roof is damaged and this has led to the likes of water ingress occurring, then your roof replacement may take longer due to underlying issues that need to be dealt with before work begins.
How much do flat roof alternatives cost?
The main alternative to a flat roof is a pitched roof. A new pitched roof replacement costs around £4,000 on average in the UK, although it depends on the size of the project. Pitched roofs are more expensive than flat roofs due to the materials involved in the build and the length of time it takes to install them.
On the other hand, the major benefit of pitched roofs is that they tend to last longer than flat roofs due to their superior ability to manage water drainage. A pitched roof will normally last around 60 years, while a flat roof has a life expectancy of 20 years at most.
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Do I need to consider planning permission when getting a new roof?
It depends on how similar your new roof will be to your existing roof.
If you currently have a flat roof and your new roof will also be flat, then it’s highly unlikely that you will need to seek planning permission. This is because your new flat roof would be a like-for-like swap, and the same will apply if you’re swapping your old, pitched roof for a new version.
However, if your new roof is going to be a different type than the old one, for example swapping from a flat roof to a pitched roof, then you may need to seek planning permission from the local authority. This is because the change in roof height may impact your neighbour’s home and the local community in various ways.
New roof cost FAQ
What are the signs that your roof should be replaced?
There are many warning signs to look out for when assessing whether your roof needs to be replaced, both on the interior and exterior of your home.
Use our checklist below to check your home for potential symptoms of roof damage which could mean that you require a roof replacement.
Signs a roof should be replaced
| Location | Symptom | Reason |
| Interior | Cold loft temperature | Evidence of waning weather-resistance. |
| Leaking loft | Evidence of an unprotected section of roofing. | |
| Light visible through roof | A sign of holes appearing due to roof damage. | |
| Roof sagging | Normally caused by serious structural problems. | |
| Water damage | Caused by persistent water ingress from the roof. | |
| Water streaks | A sign of water leaking through from the roof. | |
| Exterior | Age of roof | Wear and tear can lead to roof issues such as leaking. |
| Damaged flashing | Exposes vulnerable parts of the roof to the weather. | |
| Damaged ridge | Is integral to the overall structure of the roof. | |
| Decaying underlay | Reduces the protection preventing water leakage. | |
| Mould & moss growth | A sign of long-standing damp issues affecting the roof. | |
| Roof tile damage | Can expose the underlay to inhospitable weather conditions. |
If you spot any of these signs, it’s always wise to consult with a roofer to find out the potential cost of a new roof.
Are there any roof replacement grants available in the UK?
Yes, local authorities do offer grants to help with the cost of certain types of home improvements.
However, there’s a set of conditions that must be met for your home to qualify for a home improvement grant.
The quickest way to find out if you qualify is to contact your local authority directly and they’ll tell you which grants are available to you.
If you own your home, you’ll normally need to be receiving one of the following benefits to qualify for a home improvement grant:
- Universal credit
- Pension credit
- Income support
- Income-based jobseeker’s allowance
- Income-related employment and support allowance
If you need more information on various considerations when planning a new roof, make sure to visit our roofing page for more information.
Alternatively, if you think repairing your roof may be a more cost-effective solution, our roof repair cost guide has you covered.
To get quotes from roofers near you post a job now.
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