A roof can last 50 years or more, but when tiles start slipping every winter, the felt underneath has perished and leaks keep coming back, patching it up stops making sense. A new roof on a typical three-bedroom semi-detached house in the UK usually costs between £7,000 and £15,000, depending largely on the roofing material you choose and the size and complexity of the roof.
Most of the price is labour, scaffolding and the hidden layers – battens, breathable membrane and ventilation – rather than the tiles themselves. Concrete tiles are the most affordable option, clay and natural slate cost more but last longer, and flat roofs have their own systems such as EPDM rubber and GRP fibreglass.
Below we compare roof replacement prices by material and house type, explain what a re-roof involves, and cover the building regulations and guarantees you should expect.
Roofing materials compared
| Material | Typical lifespan | Cost level | Notes |
|---|---|---|---|
| Concrete tiles | 40–50 years | £ | Most common, heavy, good value |
| Clay tiles | 60–100 years | ££ | Traditional look, colour lasts |
| Natural slate | 80–100+ years | £££ | Premium, often required in conservation areas |
| Synthetic slate | 30–50 years | ££ | Lighter and cheaper than natural slate |
| Flat roof (EPDM / GRP) | 20–40 years | £–££ | Extensions, garages, dormers |
Typical new roof costs by property
Concrete tile prices at the lower end; clay and natural slate towards the top or above. Complex roofs with dormers, valleys and chimneys cost more.
What a full re-roof involves
Day 1 – Scaffolding: erected around the house, often with a debris chute and skip.
Days 2–3 – Strip: old tiles, battens and felt removed; timbers inspected and any rotten sections replaced.
Days 3–5 – Rebuild: breathable membrane, new treated battens, tiles or slates, ridge and hip tiles, often using dry-fix systems instead of mortar.
Final days – Finishing: flashings, valleys, fascias, guttering and a final inspection before the scaffold comes down.
Most pitched roofs on standard houses take one to two weeks, weather permitting.
Building regulations and planning
- Replacing more than a quarter of a roof covering is usually notifiable to building control, either directly or through a competent person scheme.
- When re-roofing, regulations may require improving roof insulation to current standards where practical.
- Like-for-like replacement rarely needs planning permission, but changing materials in a conservation area or on a listed building may.
- Check for bats: they are protected, and roofers may need to pause work if they are found.
Guarantees worth asking for
Look for a written workmanship guarantee of at least 10 years, ideally insurance-backed so it is still valid if the firm stops trading. Manufacturer warranties on tiles and membranes are a bonus. Ask for photos of the timbers once stripped, and agree in writing how extra repairs will be priced.
Signs it is time for a new roof
Most roofs give plenty of warning before they fail completely. Look out for tiles slipping repeatedly after every storm, daylight visible through the roof boards when you go into the loft, and sagging along the ridge or between rafters. Older roofs often have bitumen felt that has become brittle and torn, letting wind-driven rain reach the timbers. Concrete tiles that have lost their surface and become porous, or slates that are delaminating, are another clue that patch repairs will no longer keep the weather out.
Hidden extras to budget for
Replacing rafters or sarking boards found once the old tiles are off.
Repointing, new flashing or removing a redundant stack.
Often replaced at the same time to share the scaffolding cost.
Upgrading to current standards while the roof is open.
A contingency of around 10–15% of the quoted price is sensible, especially on older houses where the condition of the timbers cannot be confirmed until the covering is removed.
Adding solar or roof windows at the same time
A re-roof is the cheapest moment to add roof windows, improve ventilation or prepare for solar panels. Integrated, in-roof solar systems sit flush with the tiles and replace part of the roof covering, which can offset some of their extra cost. Even if you are not ready for panels yet, ask the roofer to leave suitable fixing points and a route for cables into the loft. You can read more in our guide to solar panel prices and savings.
Best time of year to replace a roof
Spring, summer and early autumn are the most popular months because longer, drier days mean fewer delays. Good roofers are often booked weeks ahead in summer, so it pays to get quotes early. Work can continue in winter, with temporary waterproof sheeting protecting the house, but bad weather can extend the timetable and you may need to be more flexible about dates.
Comparing roofing quotes
Make sure each quote covers the same specification: the exact tile or slate, the type of underlay membrane, batten size, ventilation method and whether ridges and hips are dry-fixed or bedded in mortar. Check who is responsible for removing waste, whether scaffolding is included and what happens if extra repairs are needed. The cheapest price often reflects lower-quality materials or shortcuts that will cost more later.
Costs reflect typical UK re-roofing quotes for standard houses.
Independent guide – not linked to any roofing company or supplier.