Roof Replacement Cost

A full roof replacement — strip, structural repairs, new felt, battens and covering — costs £80 – £140 per m² for a pitched roof in common materials. For a 65 m² semi that means £5,500 – £9,500 all-in. Where structural timbers need replacing, add £20 – £40 per m² for carpentry.

Re-cover vs full replacement

A re-cover strips the covering and replaces felt, battens and tiles on the existing structure — this is what most 'new roofs' actually are. A full replacement also renews rafters, joists or wall plates where they have failed, which is common in pre-war houses and neglected roofs.

Labour and timescales

A two-person roofing gang covers roughly 15 – 20 m² per day on a straightforward pitched roof. Expect 3 – 5 days for a terrace, 4 – 6 days for a semi and up to 2 – 3 weeks for a large complex roof. Gang rates run £400 – £550 per day, rising toward £700 in London.

Structural work pricing

Timber repairs are normally priced as extras at an agreed day rate because the damage is only visible after stripping. Replace individual rafters: £150 – £400 each. New wall plates: £60 – £120 per metre. Major structural renewal on an old roof can add £2,000 – £5,000.

Getting the quote right

Ask each roofer to price the same scope: covering type, felt and batten spec, ridge detail, leadwork, scaffold, skips and a day rate for timber extras. Then compare like for like. Never pay more than a 25% deposit, and keep a retention until the job passes a final inspection in wet weather.