2027 pricesPlan your roof budget: free calculator, real UK prices and roofing guides

New Roof Cost Calculator UK

Work out how much a new or replacement roof will cost in seconds. Choose your property size, roof area, covering, shape, scope of work, extras, access and region to get an instant budget, mid-range and premium estimate based on real 2027 UK prices. Then read the detailed guide below to see exactly where the money goes.

Tell us about your roof

Property type

Roof area (m²)

Between 15 and 300 m². A typical semi has 60–75 m² of roof.

Roof covering

Roof shape

Scope of work

Extras

Access & scaffolding

Region

Estimates include VAT and are built line by line from typical 2027/28 UK trade and merchant prices. Assumes approx. 65 m² of covering and about 5 gang days. Regional factor 0.97× on labour and scaffold. Always get at least three itemised quotes.

Average new roof cost in the UK

Fully fitted prices including strip, materials, labour and scaffolding

The average new roof costs around £7,500 – £8,500 in the UK, fully fitted. Realistic ranges run from £4,000 – £6,000 for a small terraced re-cover up to £25,000 – £40,000+ for a large detached property in natural slate. Labour is the biggest slice at 35 – 45% of the total, materials 25 – 35%, scaffolding around 10%, with stripping, disposal and extras making up the rest.

Average new roof cost by property type
Item	Budget	Mid-range	Premium
Terraced (under 55 m²)	£4,000 – £6,000	£6,000 – £9,000	£10,000 – £16,000
Semi-detached (55 – 80 m²)	£5,000 – £7,500	£7,500 – £12,000	£13,000 – £20,000
Detached (80 – 120 m²)	£7,000 – £11,000	£11,000 – £17,000	£18,000 – £30,000
Large / complex (120 m²+)	£10,000 – £16,000	£16,000 – £26,000	£26,000 – £45,000+

Full guide: how much does a new roof cost? →

Roof replacement costs

Labour, timescales and what a roofing gang charges

A like-for-like re-cover on an average semi costs £5,000 – £9,000 all-in. Roofing gangs charge £400 – £600 a day for a two-person team outside London, and most re-roofs take 3 – 7 days. Stripping the old roof, skip hire and scaffolding are usually itemised separately, so always compare itemised quotes rather than headline totals.

Roof replacement and labour costs
Item	Budget	Mid-range	Premium
Labour per m² (strip, prep & re-cover)	£30 – £45	£45 – £65	£65 – £95
Full re-cover, semi-detached (65 m²)	£5,500 – £7,000	£7,000 – £10,500	£10,500 – £14,000
Strip & dispose of old covering	£500 – £800	£800 – £1,200	£1,200 – £1,800
Roofing gang day rate (2 roofers)	£350 – £450	£450 – £600	£600 – £800 (London)
Structural timber repairs	£400 – £800	£800 – £2,000	£2,000 – £5,000
Typical timescale	3 – 4 days	5 – 7 days	1 – 3 weeks (complex)

Full guide: roof replacement cost →

Roofing material costs

Price per square metre by covering

Coverings range from £15 per m² for felt to £120+ per m² for Welsh slate, supply only. A typical semi needs around 65 – 75 m² of covering, so budget £1,200 – £2,200 for concrete tiles, £2,000 – £3,500 for clay and £5,000 – £9,000 for natural slate. Quotes often exclude ridges, verges, valleys and leadwork, so check the small print.

Roof covering cost per square metre (supply only)
Item	Budget	Mid-range	Premium
Concrete interlocking tiles	£14 – £20	£20 – £30	£30 – £45
Clay plain tiles	£30 – £45	£45 – £60	£60 – £90
Natural slate	£45 – £65	£65 – £95	£95 – £140
Fibre cement / man-made slate	£18 – £28	£28 – £42	£42 – £60
Breathable felt & battens (per m²)	£6 – £10	£10 – £14	£14 – £20
Ridge tiles, verges & valleys	£300 – £600	£600 – £1,200	£1,200 – £2,500

Full guide: roofing materials cost →

Flat roof costs

Felt, EPDM rubber and GRP fibreglass compared

A replacement flat roof costs £40 – £110 per m² supplied and fitted depending on the system. Torch-on felt is cheapest at £1,500 – £3,000 for a typical garage or extension, EPDM rubber runs £2,000 – £4,500 and GRP fibreglass £2,500 – £5,500. Expect a 20 – 30 year lifespan from EPDM and GRP versus 10 – 15 years for felt.

Flat roof cost per square metre (supplied & fitted)
Item	Budget	Mid-range	Premium
3-layer torch-on felt	£40 – £55	£55 – £75	£75 – £95
EPDM rubber membrane	£50 – £70	£70 – £95	£95 – £125
GRP fibreglass	£60 – £85	£85 – £115	£115 – £145
New OSB decking (per m²)	£15 – £25	£25 – £40	£40 – £60
Warm roof insulation upgrade	£25 – £40	£40 – £60	£60 – £90
Typical single garage (18 m²)	£900 – £1,300	£1,300 – £2,000	£2,000 – £2,800

Full guide: flat roof cost →

The extra costs that vary most between quotes

Scaffolding, fascias, chimneys and roof windows

Scaffolding is the line most often missing from cheap quotes: £700 – £1,600 for a typical house, more if access is difficult. New fascias, soffits and guttering add £1,000 – £2,500, chimney repointing £500 – £1,000 and each roof window £800 – £1,500 fitted. Getting these itemised up front avoids surprises mid-job.

Common extra costs on a re-roof
Item	Budget	Mid-range	Premium
Scaffolding (elevations / wrap-around)	£650 – £1,100	£1,000 – £1,600	£1,600 – £2,800
Fascias, soffits & guttering (whole house)	£1,400 – £2,000	£2,000 – £3,000	£3,000 – £4,500
Chimney repoint / re-flaunch	£300 – £500	£500 – £900	£900 – £1,500
Chimney removal (above roofline)	£700 – £1,000	£1,000 – £1,600	£1,600 – £2,500
Roof window (Velux-type, supplied & fitted)	£600 – £900	£900 – £1,400	£1,400 – £2,200
Loft insulation top-up (270 mm)	£300 – £500	£500 – £800	£800 – £1,200

Full guide: fascia, soffit & guttering cost →

Roof costs by region

How location changes the price of the same mid-range re-roof

Labour is the main reason prices vary across the UK. London roofers and scaffolders charge 20 – 30% more than the national average, the South East 10 – 15% more, while the North of England, Wales and Northern Ireland are typically 8 – 10% cheaper. Materials from national merchants vary far less. The examples below show the same mid-range semi-detached re-roof in each region.

Regional variation for a mid-range re-roof
Region	vs UK average	Mid-range 65 m² re-roof
London	+20% to +30%	£9,500 – £13,000
South East	+10% to +15%	£8,500 – £10,500
East of England	+5%	£8,000 – £9,500
South West	+0% to +5%	£7,800 – £9,200
Midlands	−3%	£7,500 – £9,000
Scotland	−4%	£7,300 – £8,800
Yorkshire & Wales	−7%	£7,000 – £8,500
North of England	−8%	£6,800 – £8,300
Northern Ireland	−10%	£6,500 – £8,000

Example roof costs by property

Real-world specifications run through our calculator

Terraced re-roof (45 m²)

Concrete tiles, simple gable, strip & re-cover, fascias, standard scaffold

Budget: £5,100
Mid-range: £6,500
Premium: £9,750

Semi-detached re-roof (65 m²)

Concrete tiles, hipped, strip & re-cover, fascias & guttering, standard scaffold

Budget: £6,450
Mid-range: £8,750
Premium: £12,150

Detached house, natural slate (100 m²)

Natural slate, hipped with valleys, strip & re-cover, chimney repoint

Budget: £15,100
Mid-range: £20,650
Premium: £28,650

Flat roof, extension (25 m²)

EPDM membrane, new decking, edge trims, minimal scaffold

Budget: £2,400
Mid-range: £3,400
Premium: £4,850

Roof repair cost →Flat roof cost →

Roof cost FAQs

Quick answers to the questions we get asked most

How much does a new roof cost in the UK in 2027?

A typical new roof costs between £6,000 and £12,000 fully fitted for a semi-detached house, including stripping, materials, labour and scaffolding. Small terraced re-covers can be done for £4,000 – £6,000, while large detached roofs in natural slate regularly exceed £25,000.

How much does it cost to replace a roof per square metre?

A full strip and re-cover usually works out at £80 – £140 per m² all-in for concrete or clay tiles on a pitched roof, and £40 – £110 per m² for flat roof systems. Slate and complex shapes push costs higher. Always compare itemised quotes, as scaffolding and disposal are sometimes excluded.

What is the cheapest way to get a new roof?

Choose concrete interlocking tiles rather than clay or slate, keep the roof shape unchanged, reuse sound ridge tiles where possible, schedule work outside peak season, and get at least three itemised quotes from local roofers. Never skip scaffolding or breathable felt to cut costs — it costs more later.

How long does a roof replacement take?

A straightforward terraced or semi re-roof takes 3 – 5 working days for a two-person gang once scaffolding is up. A large or complex roof with valleys, dormers or structural timber repairs typically takes 1 – 3 weeks. Weather is the biggest cause of delays.

Do I need planning permission or building regulations for a new roof?

Not planning permission for a like-for-like re-cover, but building regulations do apply: renovating 50% or more of a roof means it must be re-insulated to current standards, and the work must be notified to building control — NFRC Competent Person Scheme roofers can self-certify. Switching to a heavier covering or adding roof windows also needs approval. Conservation areas and listed buildings may need planning consent too.

Is VAT included in roofing quotes?

Most roofing firms add 20% VAT to quotes, though sole traders below the VAT threshold may not charge it at all. Materials from merchants are quoted plus VAT to trade. Always check whether a quote is inclusive before comparing — it makes a £1,500 difference on a typical job.

Can a roof be repaired instead of replaced?

Often, yes. Slipped tiles, perished felt in isolated areas, lead flashing failures and repointing typically cost £150 – £800 to repair. A full replacement makes sense when the covering is at end of life, the felt has failed across the roof, or repairs would exceed roughly a third of replacement cost.

How accurate is this roof cost calculator?

It gives a realistic range built line by line from published trade rates and typical merchant prices, adjusted for your region. Real quotes depend on roof condition, access, timber condition under the covering and local demand. Treat the mid-range figure as a sensible starting budget and allow a 10 – 15% contingency.

Get quotes from local roofers

Once you have your estimate, compare at least three itemised written quotes from reviewed local roofers. Ask each to price the same specification so you can compare like with like, and never pay more than 25% up front.

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