Replacing a roof is one of the biggest jobs a house needs, and the quotes can vary by thousands. The price comes down to size, the material you choose, and what's found once the old covering is off - so understanding the parts helps you read a quote and avoid overpaying or under-speccing.
A typical terraced or semi re-roof is usually £5,000-£9,000; a larger detached in slate can be £10,000+. Scaffolding and disposal are a real chunk of that.
Typical UK Prices
| Job | Typical price |
|---|---|
| Terraced house (concrete tiles) | £5,000-£7,500 |
| Semi-detached (concrete tiles) | £6,000-£9,000 |
| Detached (concrete / clay) | £8,000-£14,000 |
| Natural slate (premium) | +£2,000-£6,000 |
| Scaffolding | £800-£2,000 |
| Strip & dispose of old roof | £500-£1,500 |
What’s In a Re-Roof
- Stripping the old roof
- Removing and skipping the old covering - a cost in itself, and where hidden problems surface.
- Battens and membrane
- New treated battens and a breathable underlay are fitted as standard beneath the new covering.
- The new covering
- Tiles or slates - the visible cost, and where material choice swings the price most.
- Access and labour
- Scaffolding for the duration plus the roofers' time - usually the largest line on the quote.
Material Choices
- Concrete tiles
- The most common and affordable, with a good lifespan. The default for most homes.
- Clay tiles
- Dearer than concrete, keep their colour longer, and suit period properties.
- Natural slate
- The premium, longest-lasting option - beautiful and expensive, often required on listed or character homes.
- Synthetic slate
- Lighter and cheaper than the real thing, mimicking slate's look at lower cost.
Repair or Replace?
- A few slipped tiles or one leak - a repair, see our roof repair cost guide
- Widespread slipped tiles, sagging, or daylight through the roof - replacement territory
- Repeated patch repairs that keep failing - you're spending toward a re-roof anyway
- A roof over 50-60 years old that's never been replaced
Getting a Fair Quote
- Get three written, itemised quotes - covering, battens, membrane, scaffold and disposal listed separately
- Check what guarantee comes with the work and the materials
- Confirm how hidden timber repairs would be priced if found
- Be wary of anyone wanting a large cash deposit up front
How Long Does a Re-Roof Take?
A typical terraced or semi re-roof takes around three to seven working days once scaffolding is up, depending on the weather, the size and any timber repairs found along the way. The old covering comes off first, the deck and battens are checked and renewed, then the new membrane and tiles go on. Good roofers don't strip more than they can make watertight in a day, so your home stays protected through the job - but it's worth booking for a drier stretch of the year where you can.
How Long Should a New Roof Last?
That's the real value question behind the price. A concrete-tile roof properly laid should give you 50 years or more; clay longer; natural slate can run well beyond a century. Cheaper materials and corners cut on the membrane or flashing shorten that dramatically, which is why the lowest quote isn't always the best buy. Spread over its lifespan, a quality re-roof is one of the better-value things you'll spend on the house - you ideally do it once and forget about it.
Will You Need Building Regulations?
A like-for-like re-roof usually counts as repair and doesn't need a building-regs application, but there are triggers that do: replacing more than about half the roof, changing the structure, or adding insulation often brings it under the regulations. A good roofer will know when it applies and handle the notification, and on a listed building or in a conservation area there may be extra rules on materials. It's worth asking up front, because doing the work compliantly protects you later - an unregistered major roof change can cause headaches when you come to sell.
A flat roof over an extension is priced differently - see our flat roof replacement guide - and a re-roof is the natural time to sort the chimney. If your current roof is failing and letting water in, get an emergency roofer on the way to make it safe first.