Estimate roof repair or replacement costs based on size, type, and materials — 2025 UK prices.
Roof replacement or repair is one of the larger home maintenance costs you'll face as a UK homeowner. Prices vary considerably depending on the size and pitch of your roof, the material chosen, how accessible your roof is, and where in the country you live.
This roofing cost calculator gives you a realistic estimate based on 2025 market rates so you can budget properly before requesting quotes from local roofing contractors.
| Material | Cost per m² (supply & fit) | Lifespan |
|---|---|---|
| Concrete tiles | £40–£80/m² | 30–50 years |
| Clay / plain tiles | £60–£100/m² | 50–100 years |
| Natural Welsh slate | £80–£140/m² | 100+ years |
| Synthetic slate | £50–£90/m² | 30–50 years |
| Flat — felt (3 layer) | £40–£70/m² | 15–25 years |
| Flat — EPDM rubber | £50–£90/m² | 25–40 years |
| Flat — GRP fibreglass | £60–£100/m² | 30–50 years |
| Flat — zinc or lead | £100–£200/m² | 50–100+ years |
A full roof replacement from a reputable contractor typically includes stripping the old tiles or covering, replacing the roofing felt/underlay, replacing any damaged battens, installing new tiles or covering, re-pointing or replacing ridge tiles, and making good flashings around chimneys, skylights, and valleys.
It does not typically include: scaffold hire (often quoted separately at £600–£1,200), chimney repairs, structural work to the roof timbers if damaged, replacing guttering, or VAT if applicable.
Many homeowners face this dilemma. A repair is appropriate if your roof is less than 15–20 years old, the damage is localised (a few broken or slipped tiles), and there are no widespread issues with the felt or battens.
A full replacement is usually the better investment if: the roof is over 20–25 years old, you're experiencing leaks in multiple places, large areas of felt are deteriorating, or your roof is approaching or beyond its material's expected lifespan. Repeated small repairs on an old roof can quickly exceed the cost of replacement.
A typical 3-bed semi-detached house has a roof area of approximately 50–65m². Using clay tiles in South England, a full replacement typically costs £4,500–£8,000, including scaffolding. London prices run 20–25% higher. Slate roofs cost more — expect £6,000–£12,000 for the same property.
In most cases, no. Replacing a roof with the same type of material is usually permitted development. However, if you are in a conservation area or your home is listed, you may need permission. Changing the material significantly (e.g. from tiles to green sedum) or adding dormers or roof lights may also require planning permission.
A standard pitched roof replacement on a semi-detached house typically takes 2–5 days for the roofing work itself, not including scaffold erection and removal. Larger or more complex roofs (multiple hips, valleys, dormers) will take longer. Allow 2–4 weeks total including scaffolding and lead times.
Not automatically. A significantly lower quote may indicate cut-price materials, lack of insurance, or unlicensed workers. Always check that your roofer is registered with NFRC (National Federation of Roofing Contractors) or TrustMark, carries public liability insurance, and provides a written guarantee. Three comparable quotes from reputable contractors is the safest approach.