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Last Updated on June 7, 2022

How Much Does a New Roof Cost in 2022? [Accurate Estimates]

Zac Houghton

Zac Houghton

Roofing expert and founder of Loftera.

A vital aspect of any property; a roof safeguards you and your loved ones from natures harshest elements, be it wind, rain or even lightning. However, did you know that your roof is also most at danger of suffering severe damage? 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 replacement, though this can be a draining, time-consuming process. For that reason, we’ve crafted this blog detailing how much does a new roof cost, as well as the benefits of doing so.

New Roof Cost

New Roof Costs 

Like all residential construction jobs, there are several factors which will affect the exact cost of installing a new roof or repairing a current one. The two biggest determinators are the materials used in the build 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 £5000, and the vast majority of people will spend anywhere between £3000 to £7000.

There are a number of costs you need to be aware of, as you will be paying for the manual labour, materials used 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.

Table of Contents

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.

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 like extensions or garages. Tiles tend to be a more durable option than flat roofs, but that isn’t always the cases, as they cope better in windy conditions for example.

Flat roofing costs per square metre will be around £50 for standard felt solutions, though this at the minimum end of the spectrum. Prices will increase if you use higher-grade resources, such as fibreglass, which can rise up to a roofing cost of £80+ 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.

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 types depending on the materials used and the size of the build that will affect pricing. The highest grade is slate, which can cost around £15,000 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 come from Wales and end up 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.

roof price uk


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 a bank financing though 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 new roof. 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, there are other parties that 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, 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, but beware, as missing payments will lead to you losing ownership of the property. A home equity line of cred is similar to this, but incur 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 new roof 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 used, the length of the job and 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, than 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. 

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 new roof, there will obviously 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. 

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 for months are more ideal than others when contracting an installation. One of the things to bear in mind is the weather as if there is hazardous rain or snow, then it may be unsafe to fit a new roof. 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. 

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 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 absolutely increases 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 new roof. 

There are various factors that 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 (home staging is a quick way to do it btw.. 

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.

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 new roof requires a decent chunk of disposable income, but it is a worthwhile investment if you have the capital available. Whether you are looking to make your home a safer, comfier place for you and your loved ones or seeking to boost the property value of it before selling, there is never a bad time to consider a new roof. 


Need a brand new roof installed?

Save up to 40% by comparing quotes from trusted roofing companies.