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A vital aspect of any property; a roof safeguards you and your loved ones from nature’s harshest elements, be it wind, rain or even lighting. However, did you know that your roof is also most in danger of suffering severe damage?
Severe weather, water damage, poor installation, lack of proper maintenance and even just ageing over time can all contribute to damage to roofs, leading to the need to repair or replace.
Because of this, ensuring your roof is in tip-top condition is absolutely crucial. If you leave it too long without maintenance or necessary repairs, the cost of re-roofing can become incredibly expensive.
Sometimes, you may require a roof replacement. This can be a draining and time-consuming process but at a certain point, it becomes necessary. For that reason, we’ve crafted this blog to answer the question “how much does a new roof cost?” as well as the benefits of replacing a roof.
New Roof Costs
So, how much does it cost to replace your roof with a new one? Like all residential construction jobs, there are several factors which will affect the exact cost of installing a roof replacement or repairing a current one.
The two biggest determinators are the choice of materials and the size of the roof in question. While jobs will certainly differ depending on these aspects, the average value of a new roof installation in the UK is around £5,500, and the vast majority of people will spend anywhere between £3,000 to £18,000. There’s a big disparity between those prices, but that’s because different types of roofs are priced differently.
| Type of Roof Replacement | Cost Per Square Metre (+VAT) | Low Estimate (+VAT) | High Estimate (+VAT) |
| Flat Roof Cost | £45-£100 | £1,440 | £3,400 |
| Hip Roof Cost | £125-£266 | £8,000 | £17,000 |
| Gable Roof Cost | £109 – £248 | £7,000 | £15,850 |
There are several costs you need to be aware of, as you will be paying for the manual labour, roofing materials and also any work to other existing structures, such as room alterations. Let’s take a closer look at the breakdown of costs for a new roof now.
Cost Breakdown of a New Roof
One of the biggest differentiators when it comes to cost is the type of roof, as there may be a significant contrast between a flat roof and a tiled one.
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Flat Roofs
Flat roofs aren’t actually completely flat, as they will have a small pitch so that any water can safely run off them. It’s a little unusual to see a whole domestic property have a flat roof. Instead, you’ll likely find these on structures such as extensions or garages. Roof tiles tend to be a more durable option than flat roofs, but that isn’t always the case, as a flat roof can cope better in windy conditions, for example.
Flat roofing costs per square metre will be around £50 for standard felt solutions, though this is at the minimum end of the spectrum. Prices will increase if you use higher-grade resources, such as fibreglass, which can rise to a roofing cost of £100+ per m2. These may offer a greater degree of customisation and also have an extended life span.
As flat roofs generally aren’t as strong as tiled ones, you may find that you need to repair them at some point. The cost of this will vary depending on the severity of the issue, though most jobs of this nature will range in the hundreds. It could be that you find yourself constantly experiencing problems, in which case, it might be better to purchase an entirely new roof.
Pros
- Extra space at the top for a patio or penthouse
- Highly compatible with solar energy panels
- Simple design requires fewer materials, so costs less upfront
Cons
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- Slightly more prone to water damage (experts advise against flat roofs in high snowfall or rainfall areas
- This type of roof costs more in the long run due to roof repairs, maintenance and potentially, a roof replacement
Hip Roofs
A Hip Roof is a roof with slopes on all four sides. These slopes are all an equal length and they come together at the top to create a ridge.
Strong and durable, when properly installed, a hip roof costs around £125-£266 per square metre, working out to an average cost of £8,000-£17,000. With a hip roof, you can create extra living spaces at the top of your house, with a crow’s nest and dormer.
Pros
- These sloping roofs allow water and snow to run off easily
- More stable than a typical gable roof
- The best type of roof to add to – through a crow’s nest and dormer
Cons
- Expensive compared to a gable roof, due to the roofing materials and more complicated design
- Unless installed by a highly skilled professional roofer, dormers present a higher risk of water damage
Gable Roofs
Also known as pitched or peaked roofs, gable roofs form the instantly recognisable triangular shape we most associate with a house roof in the UK, and around the world. The average cost of a new gable roof is £7,000- £15,850 ( £109 – £248 per square metre).
Pros
- Creates a storage space or can be used as an attic
- A vaulted ceiling beneath will allow fresh air to flow
- Best for snow and rainfall runoff
- Classic, relatively simple design means they take less time to complete
- Easy to maintain, repair or replace
Cons
- Vulnerable to collapse from extremely high winds and hurricanes, if the frame is not adequately constructed and supported
- Wide overhangs can cause the entire roof to detach from the walls and peel away in a storm – so keep them at a reasonable length!
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Tiled Roofs
While flat roofs are often used for smaller structures in the UK, tiled ones are the most popular choice for houses. Of course, with such a volume of roofs of this style, there are a variety of tiled roofs depending on the materials used and the size of the build that will affect pricing.
Slate Roof
The highest grade is slate, which can cost around £10,000 on average, making it the most expensive choice. However, this is worth the cost.
Slate is usually imported from other countries such as Spin or Brazil, as most sourced from the UK comes from Wales and ends up being a little pricier. An individual slate will cost just over £1, but most jobs require thousands, on average costing around £5,000. Once labour costs and other elements of the installation are taken into account, this figure only rises. Slate tiles are the most durable though and can stay in good working condition for a century. While there are cheaper tile options, this is the one to go for if you value quality above all else.
While the initial installation can be quite expensive, the plus side of tiled roofs is that they are far more durable and generally won’t require much in the way of repairs. If there is a problem though, you may only need to replace a selection of tiles, which would cost up to £200. However, it is unlikely you would ever need to replace a tiled roof due to damage, outside of extreme circumstances.
Plain Tiles
The most popular type of roof tile is plain clay tiles. Generally around 267x165mm, these plain tiles were traditionally made of clay with a built-in camber, but may now also be made from concrete. Traditional clay tiles lie slightly unevenly due to the camber in one or both directions. The new versions can replicate this, or you can still buy the traditionally made style. Since around 60 tiles per square metre need to be laid and fixed in place, plain roof tiles tend to be the most expensive roof covering. For an entire roof of average size to be tiled with plain tiles, you can expect to pay around £17,860 all in.
Interlocking Tiles
Also generally made of clay or concrete, interlocking tiles are the cheapest tiled roof option overall, despite the individual titles costing more than twice more than plain tiles. This is because the interlocking nature of the tiles means you need far fewer to cover an entire roof. As such, they are the choice of many volume housebuilders. They can be made to look like slate, and some emulate single-roll pantiles. You get 11 to the average square metre, meaning you need to buy much fewer for an average-sized roof, and the cost of labour is also significantly reduced. You should expect to pay around £11,000 all in.
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FAQ:
How Can I Pay For a New Roof with No Money?
One of the most difficult aspects of purchasing a new roof is the price. As we’ve already seen, if you don’t have a fair bit of disposable income saved up, then you’re unlikely to be able to afford one on your own. That poses a tricky question for homeowners across the country, as many may know there is a small issue with their roof, but are reluctant to do anything about it for fear of the costs they may incur. However, there are many ways to go about roofing, even if you don’t have the money for it right away.
One thing to consider is bank financing through a loan with whichever bank you are using. The exact specifics of the loan will depend on the provider in question, though more often than not, they will be much more flexible than other financing options. One of the great things about a bank loan is that they can make an offer for specific purposes, such as purchasing and installing a roof replacement. That means you won’t have to borrow more than is necessary and may help prevent any risks of late repayment. If you are considering this, the best thing to do is get in contact with a representative of your bank who will be able to go over whether this is the right option for you.
Outside of bank financing, other parties may offer loan options, though you need to do your research first. Home improvement loans are very common, but if you want to take one out, you have to be sure the brand you are loaning from is reputable and there are no secret interest charges. Another thing to remember in this regard is that your current credit rating may have an impact on the type of loan you get.
A last resort option would be a home equity loan, which involves putting your house up as collateral. Bear in mind though, this should only be considered by those who have exhausted all other options. If your credit rating isn’t the best, then a home equity loan might be a viable alternative. Be aware, as missing payments will lead to you losing ownership of the property. A home equity line of cred is similar to this, but incurs lower interest charges and also is based on revolving credit.
Why are Roofs So Expensive?
All this talk of loans, credit and equity might have you questioning why a roof replacement carries such an expensive price tag. The fact of the matter is that roofing is a massive job, even for seasoned professionals. Cost factors include the materials, the length of the job and the removal of the old roof. When considering buying a new roof, no expense should be spared, as the better quality it is, the more it is likely to save you in the long run.
Can I Reduce the Cost of a New Roof?
Installing a new roof can be rather pricey, so you may be wondering if there are any ways to cut the cost. The most important thing to remember is that you should never skimp on the quality; if you use cheaper materials or hire someone for less at the expense of good workmanship, then this will likely cost you down the line.
Because of this, one of the best ways to save money is to consult with experts. The best contractors will work with you to determine what is needed for the job, how much time should be afforded and anything else. This will ensure that there are no unnecessary expenses, as everything will be accounted for, plus their knowledge may help in securing high-grade resources at a cheaper price point.
You should ask at least three professional roofing contractors for quotes and compare their labour costs as well as any customer reviews available.
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Roof Repair or Roof Replacement?
One of the ways you can reduce the cost of a roof replacement is to act quickly when roof repairs are needed.
For example, if you have broken or missing tiles, you may not need a new roof, as long as the tiles are replaced quickly by a professional roofer.
To replace up to five broken or missing tiles, you should expect to pay around £170. It is a good idea to pay a bit extra and ask your professional roofer to inspect your entire roof as part of the job. that way they can determine how much work needs to be done and whether a complete roof replacement is necessary.
Other factors that affect the cost of roof repairs include the ease of access, how easily the tiles can be sourced, and if the entire roof needs replacing.
Average roof repair costs are broken down for you below.
| Ease of Access | Number of Tiles | Average Costs |
| Easily Sourced Tiles/No Scaffold or Access Issues | Up to 5 Tiles | £170 |
| Roof Ladder & Cement Bedding Needed | Up to 5 Tiles | £225 |
| Difficult to Access Requiring Scaffold + Difficult to Source Tiles | Up to 5 Tiles | £500 |
| Complete roof replacement cost | Entire Roof Replacement | £10,000 |
Always remember that your location can affect how much a new roof or roof repairs cost. Labour costs in most trades are higher in London, the South and sometimes the East Midlands.
What is Involved in Replacing a Roof?
Replacing a roof usually starts with scaffolding (if required) which costs around £800 to set up, hire on a weekly basis, and remove. Next comes the removal of the current roof. You should expect to pay £1,000- £2,500 for demolition and skip hire, charged per day.
The average cost of a roof frame includes wall plates and anchor brackets and works out at around £2,500-£5,000 for a standard house. The roof covering is the roof tiles and membrane and should cost around £2,800 – £5,000 for a slate roof for a standard-sized house. Don’t forget to factor in roof/loft insulation at around £400+. The final costs in the typical roof replacement cost estimate will be installing new fascia and soffits (£2,100+) and the cost of gutter installation, which costs around £700.
What is Included in a Quote to Replace Your Roof?
Your roof replacement cost estimate should include all roofing material necessary for replacing a roof, plus the cost of labour.
| Roof Replacement Costs | |
| Scaffolding | £800+ |
| Existing Roof Removal | £1,000-£2,500 |
| New Roof Frame | £2,500-£4,500 |
| Slate Roof (Membrane Included) | £2,800-£5,000 |
| Insulation | £400+ |
| New Fascia & Soffits | £2,100+ |
| Installing Gutters | £700 |
Are there any Extra Expenses?
As with all construction jobs, there may be additional costs on top of the build itself. For example, when installing a roof replacement, there will be a lot of waste as the old one is removed. You can’t just leave this lying around so the proper waste disposal measure must be taken, i.e. hiring a skip. This could add another couple of hundred pounds to the total bill.
Another aspect you need to consider is how to facilitate the build, as it may not be a simple matter of propping a ladder up. In some cases, your contractors might recommend scaffolding, which can be a sizable expense in itself valued up to £1,000. These are just two of many potential extra costs, so be sure to consult with your contractor beforehand to see any specifics of your property that might raise the bill.
Additional expenses could also include chimney flashing, vents and windows.
How Long Before a Roof Needs Repairing or Replacing?
The average UK roof should last approximately 20 years without needing anything done to it. However, in the absence of harsh weather conditions and with proper regular maintenance, it could last a lot longer. If your roof is 20 years old or older, it’s a good idea to have it checked out by a roofing contractor to make sure you don’t need any roof repairs.
How Long Does it Take to Replace Your Roof?
Depending on the size of the roof, it should take no more than 6 days to replace your roof.
What is the Best Time of Year to Get a New Roof?
Believe it or not, while you can get a roof installed at any point in the calendar, certain seasons or months are better than others when contracting an installation. One of the things to bear in mind is the weather. If there is hazardous rain or snow, then it may be unsafe to fit a roof replacement. Even normal rainfall can be an issue as this may cause unwanted water damage or even a leak in the worst case.
The summer is generally the best time to get a new roof installed as the weather will be far better for the job. This isn’t just for the actual work either as the tiles themselves require a warm temperature to seal properly. The downside is that this will be the busiest time of the year for contractors, so you may struggle to find a time slot and prices can be a little higher than usual.
Because of this, it can be a good idea to organize roof fitting in one of the quieter seasons, such as winter. During November, December and January, chances are that the builders will have a lot more free slots and there will be less of a wait to get things going. This can increase the chances of cold weather affecting a job, but a trained professional will prepare for these beforehand and should manage fine.
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What Colour Roof Lasts the Longest?
This is a difficult question to answer as there are pros and cons to both dark and lighter shades of a roof, and you also have to consider the aesthetic qualities before deciding. In some cases, lighter roofs have been shown to decrease temperatures in lofts or attics, though this doesn’t necessarily mean that the roof will last longer than a darker shade. If you have a black roof, this will retain heat better, and the wear and tear of the elements won’t look as bad, thus prolonging the visual values.
Does a New Roof add Value to a Home?
Purchasing and installing a new roof can absolutely increase the property value of your home and is one improvement many make before selling their house or building a house. Some estimates suggest that this could increase your ROI (Return on Investment) by over 50%, more than a new kitchen, so it’s definitely something to keep in mind when deciding on a potential roof replacement.
Various factors go into increasing the value of your property when reroofing. First off, installing a new one will make the roof last longer and perform better. For this, you should try to get the best materials and workmanship possible, as this will strengthen the quality of the build and increase the value when it comes to selling. When the time does come to sell, home staging is a quick way to do it.
You shouldn’t understate the aesthetic value of a new roof either, as having one that is pleasing to the eye will surely bring more positive attention. For example, if you have an archaic roof in disrepair, this might turn off potential buyers. Slick colours, unchipped tiles and a modern look can go a long way in making your property a better prospect for those on the housing market.
Before you go ahead with anything, make sure to get an expert in to survey your roof. They will offer an analytical report detailing any potential problems like damage, rot or even more severe issues such as asbestos. Any prospective buyer will want their home to be a safe place, so ensuring you get a detailed report is a must. Learn more about asbestos removal cost.
How Much is a Full Roof Replacement for a Semi-detached House?
The cost of a new roof for your semi-detached home is around £4,250 – £6,250 depending on the roofing materials, location of the house and other factors mentioned in this blog. The lower estimate is for a hip roof, whereas the top-end estimate is for a semi-detached house with a two-valley hip roof.
How Much for Replacing a Roof on a Detached House?
If you have a detached home, roof replacement costs are slightly higher. To replace a hip roof on a detached house you are looking at £5,250-£5,750. For a Detached house with a two-valley hip roof that rises to £6,750-£7,250.
A two-valley hip roof is a roof where there are two roofs on a single structure. They are pyramid shaped and connect where the sloping sides meet. Their main function or selling point is wind resistance.
What is the Cost of a New Garage Roof?
There is quite a lot of variation in the cost of a new garage roof, depending on the size of the garage, the condition of the existing roof, and whether you choose to use felt tiles or slate. For an average-sized single garage, you are looking at between £600-£6,000.
What is the Cost of a New Conservatory Roof?
A new conservatory roof will cost between £4,000-£6,000 depending on the size of the conservatory. A smaller conservatory is usually any size below 4000mm x 4000 mm, which should be at the lower end of the estimate. Larger conservatories are anything above those measurements and could cost as much as £6,000. The materials and your location will also have some bearing on the total cost.
Is a New Roof Tax Deductible?
If you’re a landlord, you will be able to deduct certain costs as a business expense, but only in certain circumstances. There is a clear distinction that must be made between repairs and improvements, which are seen as capital investments. If the job is classed as a repair, then you could receive a reduction worth the value of the expense. However, if the job is determined to be solely for the purposes of improving the property, then a deduction will not be applicable. (1), (2), (3)
A repair is classified as any job meant to restore the asset in question, whether as a whole or replacement of certain parts. If the expense of the job makes the asset more valuable than it was originally in its perfect condition, then this will most likely be determined as an improvement. For example, if there is a bad storm and your roof tiles are damaged to the point where it needs replacing, then this could be deducted as a repair. However, if you improve on the titling merely for the sake of it, then a deduction would be out of the question.
Start Your New Roof Installation Today
Installing a roof replacement requires a decent chunk of disposable income, but it is a worthwhile investment if you have the capital available. You need to weigh the cost of a new roof against the money you will hopefully save on costly repairs, as well as reduced heating bills, due to better insulation. Whether you are looking to make your home a safer, comfier place for you and your loved ones or seeking to boost its property value before selling, there is never a bad time to consider a new roof.
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