How Much Does it Cost to Re-Roof a House

Roof repair and replacement are a very common in the UK. However, as roofs come in many different sizes and shapes and are built using different materials, roofing costs can vary significantly.


Roof Replacement Cost

The UK national average cost to replace a roof is £5,300 with most homeowners spending between £2,300  and £7,300. Roof installation cost ranges from £300 to £380 per square metre depending on the roof size and materials used in reroofing. Expect to spend £1,050 to £2,100 to remove your current roof before installing a replacement.

National Average Cost£5,300
Minimum Cost£2,300
Maximum Cost£16,300
Average Range£2,300 to £7,300

If you’re not sure you need a new roof and would like an evaluation first, hire a roof inspector to come out for around £150-200. In this guide will cover in-depth every important aspect related to roof replacement and installation rates. 

What are the benefits of re-roofing (retiling)?

A roof is one of the most important components of a house and given how inclined they are to natural deprecations, maintenance becomes absolutely necessary in order to protect them and make our home feel more secure. Moreover, as roof structures tend to wear out faster, re-roofing or roof restoration is always necessary, in order to protect the property itself and increase its value.

What is re-roofing?

Re-roofing is basically tearing down the current roof to install an entirely new one.  Generally re-roofing is done when the damage of the current roof is too severe to be repaired and the cost of repairing it too high. Replacing a roof can be expensive, especially if the roof’s support structure also needs to be replaced.

What is roof restoration?

Roof restoration is preferred in situations where the roof is not damaged beyond repair. Similar to re-roofing, in roof restoration, the roofing structure is not entirely torn down but it is thoroughly checked for damages which are then repaired to guarantee its safety. Homeowners will need to hire professional roofers to work on the roof to enhance it, repair any damages and improve the appearance of the rooftop.

After the roof restoration has been completed

After repairing the damage the next step is to repaint the roof tiles and then coat it with another layer of colour as this gives the roof a new and fresh look. The goal is to to make the roof secure, give it a fresh new look and prevent further damage and degradation.

When should I replace or repair my roof?

Sometimes your roof’s condition might be that bad that persistent leaks cannot be solved by a simple patchwork or tile replacement job. When this is the case, it might be necessary to have your roof replaced as soon as possible to prevent further damages.

Here are some tips to help you determine if you need a new roof:

Roof age: if your roof is older than 20-25 years, your old roof has been removed and the new one was built only with one layer of shingles.

Shingles are curling: If you shingles look curled and losing granules, this might be a sign that your roof needs replacement.

Roof valleys: If your shingles are falling apart or missing near the roof valleys, this is a clear sign that your roof is susceptible to roof leaks.

Missing shingles: If you notice that after a heavy rainfall or storm your roof is missing shingles, your roof needs repair.

Chimney flashing: Consider replacing your old cement or tar roof chimney flashing with a new metal flashing system.

Shingle granules in the gutters: if your roof looks darker or inconsistent in some parts, this might be a sign granule warning out.

Daylight through roof boards: If you notice any moisture in the insulation or daylight coming through the roof board, this is always a bad sign.

Interior Water Damage: If you notice stains on your interior ceilings or walls, this is a direct indication that either your roofing system is damaged or that the ventilation is not good enough.

Replacing your roof is not an easy job and it may actually sound daunting, but it is probably the only way to deal with this situation effectively. Roof replacement is not always more expensive than roof repairs because extensive repairs could easily add up to the cost of roof replacement, especially if you are doing constant repairs on an old roof.

How much to reroof a house?

The cost of re-roofing a house will vary depending on a number of factors including:

    • the professional roofer you hire,
    • the size of your roof,
    • the quality of the materials you will use and
    • whether or not you are altering the style of your current roof.

Re-roofing costs

Roof JobParticularsPrice VariationCommon Quoted Price
Renovate entire roof on a three-bed, semi-detached, two-storey house – plain tilesThe removal of all old tiles from the roof and replacing them with plain, new tiles. Prices include the costs of parts and labour.£4,300 – £6,800£5,550
Roof renovation of a 4-bed, detached, 2-storey house with plain tilesThe removal of all old tiles from the roof and replacing them with plain, new tiles. Prices include the costs of materials and labour.£5,350 -£8,750£6,650
Renovate entire roof on a 2-bed bungalow using slateA job consisting of stripping all the old slate from the bungalow roof and replacing it with a new slate. Prices include all labour and parts.£3,900 -£5,800£4,700
Full roof renovation of a 3-bed, semi-detached, 2-storey house using slatesThis roofing job consists of stripping off all old slate from the roof and replacing it with a brand new slate. The price will include labour, materials and scaffolding.£5,000 – £7,500£6,250
Renovate entire roof on a 4-bed, detached, 2-storey house using slateReplacement of all old slate from the roof with a brand new slate. The price will include labour, parts and scaffolding.£6,500 -£12,000£8,250

Roof repair causes

Nearly all roof leaks are much the same and are as a result of similar kinds of problems. Examples of these are:

Blown or missing shingles — Irrespective of the material they’re manufactured from, roof shingles are susceptible to lifting up as a result of high gusts of wind. Lightweight materials are affected by this compared to heavier ones, however, even heavy shingles made of asphalt may possibly peel off and be swept away by the wind, causing your underlayment and roof deck susceptible to the outside weather.

Broken or dripping pipe flashing — The roof’s vent pipes lay below your roofing material. They are generally well-sealed, however, deterioration of the pipe flashing or maybe of the sealant could make it easy for water to penetrate right through to the inside.

Step flashing of chimney/skylight — The flashing on the chimney might leak when high wind gusts pull it off from your roof or chimney, or maybe if the sealant is damaged. Skylights are more challenging to analyze. A leak might just only be condensation at first glance. But, a damaged skylight or weathered seals can certainly result in a leak.

Valleys — Valleys are the small guttering that travels down the roof’s interior angles on. The damage to the flashing could be a result of tiles lifting up, a buildup of fungus, or inadequate cleaning. Given that most of the rainwater will be flowing down these valleys due to gravity, it is important to ensure they are not defective.

Ice dams — When melted snow freezes again on the roof, ice dams are formed. The resulting walls don’t permit other roof runoff to flow to your rain guttering or at least drain off your roof surface.

Shallow slope/insufficient roof pitch — Roofs with shallow slopes are vulnerable to wind damage just as much as flat roofs. In addition, they usually don’t offer good run-off in rainy locations.

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How much does it cost to retile a roof?

Retiling is the process of replacing broken or damaged tiles or shingles with new ones. The cost of replacing missing or slipped titles comes to £100 and £300 per square meter. Several roofing contractors charge hourly, which can cost from £8 to £16 per hour. Replacing ridged tiles costs between £100 and £350 per square meter. The average cost of retiling a whole roof comes to £5,000.

Also, if you have rotting timbers that need replacement or need new ones to support heavier material the cost will increase significantly depending on the the type of job and reinforcement that your roof will require. 

Many contractors or roofing companies factor in the project quote the cost of the removal of the old roof. The rates usually vary depending on the company’s size, expertise, the project complexity, materials used and the location. Removing old shingles is the most difficult part of the job and even doing it yourself could save you around £1,000, professionals job the job more safely and efficiently, so think about it carefully before taking a DIY approach.

For more detailed information please also check the table below:

Roof repair cost

Roof JobParticularsPrice VariationCommon Quoted Price
Leaking roof repair on a 2-bed bungalowThis depends on the severity of the leak. However, in most cases, approximately 6 roofing tiles are used and it should be a fairly quick fix.£80 – £190£120
Repair leaking roof on 3-bed, semi-detached house with 2 storeysAgain, the severity of the leak is a factor. However, generally 6 roofing tiles are used and it won’t be more than a morning’s work.£90 – £200£150
Replace lead chimney flashingThis should be a relatively simple job for any professional roofer. It will usually be completed within one day.£300 – £450£340
Install flat roof on average single garageFlat roof installation on a single garage using a rubber membrane.£850 to £1150£900
Install flat roof on conservatoryA job to erect a new flat roof on a conservatory that measures roughly 3m by 3m.£850 – £1150£1000
Replace soffits and fascias on an average 3-bed detached bungalowThis job usually involves taking off the old wooden soffits and fascias and replacing them with uPVC equivalents. Labour and parts are included in the cost.£1350 -£2250£1900
Replace soffits and fascias on an average 3-bed detached house with 2 storeysAgain, this job consists of taking off the wooden soffits and fascias and putting in new uPVC versions. Labour and parts are included in the price, as well as scaffolding.£1675-  £3000£2425
Fitting a roof ventFitting one or two simple roof vents. The prices include the labour + the cost of each roof vent, which comes to £30 each. Slate vents can take longer and therefore the cost increases. They usually require half a day of work.£250 – £500£250

How Much Does a Slate Roof Cost?

Natural slates are often found in traditional or period homes and are more long-lasting when compared to ceramic tiles. A slate roof is more expensive to install compared to other roofs. The roof’s square footage is usually equivalent to the house’s square footage. Estimate to pay around £72-£75 per square metre.

Small roofing jobs prices

When your roof is simply damaged and your a looking for a professional roofer to repair minor damages or replace several roof or ridge tiles, the following price table will help you estimate the amount of money you have to pay for each job.

Roofing jobsTypical cost
All prices include only labour and parts excluding VAT.
Clean gutters (front and back)£40-£75
Replace from 1-6 broken or missing tiles£50-£95
Replace a single ridge tile (along top)£79-£90
Replace about 6 ridge tiles£125- £250

*The prices listed bellow include scaffolding, the stripping of external tiles, supply and fixing of a new underlay, any required lead work, ridging and verge work, and, of course, tiling. These roofing costs are only estimates and they may vary depending on your location and the size of the roofing company.

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Benefits of re-roofing : Why should I reroof my house?

There are many reasons that homeowners should choose to reroof their house. The most common reasons are:

    • Bad roof condition or damaged roof from the weather.
    • The roof began to deteriorate due mostly to typical wear and tear.
    • Selling your home.
    • Re-roofing costs can be cheaper than constant roofing repairs.
    • Saving Money on constant roof repairs.
    • Modern roofs are more secure than the old ones and help keep criminals away.

Benefits of retiling old roofs

old-roof-tilesTaking into consideration the following factors will significantly contribute to forming a better decision when it comes to retiling your roof.

When it comes to selling your home, having a new roof can significantly increase the value of your property and put your home into a new level and make it stand out from many other properties within the same price range.

Re-tiling increases the value of the property

No one wants to buy a house and end up after a year or two spending thousands of pounds to install a new roof. Re-tilling is much easier and more cost effective and the cost of replacing your roof tiles could be calculated in your home’s sales price which will result in a free roof repair at the end of the deal.

How much it is to tile a roof will depend on the type of tiles that you are interested in, the size of your home and the part of your home that you want to have retiled. The roof restoring agency that you decide on can make a great difference in how much it costs to replace your roof tiles since some of them have far better fees than others.

A new roof is a great investment that always pays off!

Re-roofing will help raise your selling price and sell your house faster. According to ThisIsMoney, a well-constructed roof has a 63% ROI. For people living in high rain areas, it is very important to realize that a damaged roof can cause many problems because of loose tiles and holes in the roof. The sooner they deal with these problems the more money they are going to save and the better your home will look and feel.

Ease of mind

The cost of replacing a roof is nothing compared to the ease of mind that you will experience when your roof is in good order.  Your home’s roof helps protect you and your family and all the valuable equipment that you have spent years paying off.

Save on repairs

A well-maintained roof can save you a lot of money on repairs that could result from a sudden storm in the neighbourhood that could leave your home submerged during heavy rains. It is much better to get your roof repaired or replaced before it gets too damaged.

How much does a new roof cost?

It is incredibly difficult to estimate the exact cost of a new roof but as a guideline budget a minimum of £5,000. The cost of a new roofing structure can vary based on the materials used, the height, roof pitch, location, accessibility, size, scaffolding style, and labour work required.

You should contact a roofing professional to get a quote based on your roofing requirements.

Note: According to Rated People the cost for 1 bedroom house for the main roof starts from £2,000, while for a 2 bedroom house starts from £3,500.

New roof cost breakdown

Re-roofing your house can be a daunting home improvement project, but by following a few guidelines and a good idea of what to expect, it doesn’t have to break the bank.

The following breakdown will cover simple “gable style” (up and over) roofs. The price is determined by:

    • Cost of materials: This could include roof tiles, ridge tiles, batons, felt, fixings, sand/cement, cement under cloak and more. A generally starting point is £1,200.
    • Scaffolding costs: £900.
    • Waste/skip hire costs: £184 for a 6-yard skip and £216 for an 8-yard skip.
    • Labour costs: This is variable and will depend on where you are located. A good rough starting point is £250/day for both a roofer and labourer.
    • Company profits: This will be rolled into the total price and can cover things like insurance for the workers, sick pay, administrative costs, advertising, vehicles, etc. This cost is likely around £300/day.
    • Optional extras: This cost would encompass anything that could be replaced, but when push comes to shove doesn’t need to be. This can include replacing pipe sleeves and other leadwork along with the roof tiles, repoint chimney, replace fascia, soffits, and rainwater guttering, installing roof tile vents or rigid eaves felt, and replace soil pipe sleeves. Depending upon the amount of extra work done, this figure could reach into several thousand pounds.

Some of these figures can be offset, especially on the materials side. If you have a slate roof that’s generally in good repair, a large portion of the tiles might be able to be reused and reduce the overall cost to reroof your house.

Example Quote


Roof Pitch 52°,   Roof area 78.6 m2

(Materials + Labor included)

Sawn Timber Treated Cl 6/C24 47 x 95mm x 3.0 m£44.83
Sawn Timber Treated Cl 6/C24 47 x 95mm x 6.6 m£0.59
Screws 4 x 50mm box of 200£2.00
Building Sand Bulk Bag£2.05
Blue Circle Cement 25kg£0.55
Brown Plastic Plugs Box of 100£34.08
Heavy Restraint Strap 1200 x 30 x 5mm£65.75
Sawn Timber Treated Cl 6/C24 47 x 225mm x 7.2 m£948.89
Structural Plywood 2440 x 1220 x 18mm£21.96
Screws 4.5 x 60mm box of 200£956.16
Sawn Timber Treated Cl 6/C24 47 x 145mm x 6.0 m£14.36
Screws 5x100mm box of 100£448.36
Sawn Timber Treated Cl 6/C24 47 x 125mm x 6.6 m£5.69
Screws 5 x 80mm box of 100£173.20
Materials cost2,718.47
Labor cost£2,694

Factors that can increase new roof prices

Naturally, a larger or more complex roof design will increase the complexity and therefore the cost of the project, but this is hardly something that can be avoided. Bellow, you can see the most important factors that can increase the cost of a new roof.

    • Materials (timber, OSB boards, plywood, joist hangers, restraint straps, nails, screws, square washes, steel nuts, timber connectors, high tensile bolts, coach bolts)
    • Size of tiles (smaller tiles take more tile to install and therefore increase labour fees)
    • Type of tiles (natural slate tiles cost significantly more)
    • Additional work hours.

Re-roofing grants

The cost to reroof a house may all look a bit much, however, you can always get in touch with your council, as you may be eligible for a grant from your Local Authority; especially if you are obliged to opt for a more expensive design in keeping with the neighbourhood aesthetic.

The council could also guide you towards the best roof replacement experts so you can cut on the cost of roofing and also inform you on whether or not a certain roofing alteration is worth the investment.

How to reduce roof replacement costs

Do your own research

Before contacting any roofer with your requirements, try to understand the complexity and size of your project first. Knowing the volume of roofing materials that are needed will help you get the most accurate quotes. One “square” equals 100 square feet of roofing material. Also, keep in mind that the installation and disposal fees are usually included in the estimates you will receive.

Shop Around

Try to get quotes from various roofers to find the best offer. Be suspicious of very low bids as many roofers do not pay attention to customer satisfaction when working on a reroofing project, as it is usually a one-off job. Be extremely careful who you hire. Get references from people you trust, check their reputation online and always hire certified installers. Also, make sure that the roofer/roofing company you hire offers a warranty on materials and installation

Pick the right time

Avoid scheduling your roof replacement in late summer and fall. The best time is usually winter and spring when roofers are less busy. You will get lower bids or off-season discounts at this time of the year.

Use your home insurance

If you have insurance for your home, it usually covers roof damage when it is not caused by neglect. Try to get the advantage of your home insurance, if your roof got damaged by a hailstorm or snowfall, as your insurer may pay for either all or part of the roof replacement cost.

Do part of the work yourself

If you have the skills, the proper equipment, the time and you are not afraid of heights, you can remove the old roofing yourself, as this will lower the costs. Talk to your contractor first about breaking out the fork and roof jacks. It is heavy and dangerous work and you may have to take care of the disposal of the old materials yourself.

Consider installing an overlay

A roofing overlay is an alternative to roof replacement when there is a limited budget. This option applies only if you have not installed an overlay before. An overlay involves installing new singles on the top of the existing ones.  This way you get to keep your old roof and reduce spend, as overlaying takes fewer labour hours.

 A word of caution about overlays as they are not always the best solution. New singles tend to last less than the manufacturer’s warranty due to extra heat trapped by the added layers. You add extra weight to your roof endangering the structural integrity of your house.  Furthermore, overlays do not always look that great, make it difficult to inspect the condition of the deck when reroofing and also reduce resale value.

Read more about How to reduce reroofing costs

The benefits of using professional roofing services

The role and position of the roof make it a very sensitive component of the house. As such, it is important that you give the job to a qualified roofing contractor to ensure maximum safety and efficiency.

Having a roofing expert to inspect your roof regularly and to do minor repairs can help prevent further damages and also save you a lot of money. Furthermore, despite the fact that the cost of doing a lot of minor roof repairs on a constant basis could easily add up to the cost of a new roof, it is still a great investment that increases the value of a property.

If you need to find out more about the cost of re-roofing, take a look at the table above to get an understanding of the average re-roofing prices. If you are wondering how much it costs to retile a roof, it is best to contact local roofing companies to ensure you are getting the most accurate estimates.

An architect can also provide you with a good estimation on roof replacement costs, especially if you are worried about damaging the natural structure of your home when the roof replacement is taking place.


Why Should I Get a New Roof?

The reasons for getting a new roof are rather straightforward;

  • Leaks after a Rainstorm
  • Missing or Cracked Shingles
  • Evidence of Decay or Rot
  • Leaks around Chimney
  • Stains on Interior Ceilings and Walls

You can conduct your own roof inspection first to spot any of the above conditions. If you see evidence of decaying or the first signs of a roof falling apart, then you’ll need to contact a reputable roofer.

How Do I Select the Right Roofer?

First, you will need to go to a respected source of roofing contractors, such as those found in Roofing Associations located in your state. The businesses that register with the roofing associations must meet certain standards and have had their practice for a period of time. Beware of roofers who have no connections to roofing associations, particularly ones that show up after a storm.

Once you have found a selection of reputable roofing companies, you can then separate them by their rates and services until you find one that meets your specific needs.

Do they Have Insurance?

In case of an accident, are the employees covered by insurance? You do not want to wind up having to pay for something that you didn’t cause. Reputable roofers cover their employees with insurance in cases of accidents and the like so that you are protected.

How Long to Install My New Roof

Unless you have an unusually large home, it generally takes one to two days to install a new asphalt shingle roof. Naturally, there may be delays due to weather or unforeseen events, but for normal size homes, it may very well be done in a single day.

Are Metal Roofs Better than Standard Asphalt Shingles?

Yes. Metal roofs are generally fireproof and can withstand impacts that would penetrate an ordinary asphalt shingle roof. However, they are also much more expensive as well. Depending on how expensive it is to remove your old roof, a metal one generally costs twice as much and will take up to four times longer to install.

Are Warranties an Indication of How Long the Roof will Last?

No. Since the warranties are pro-rated over a period of time meaning that they will cover less as the years go by.

Can I Verify if My New Roof was Installed Correctly?

Yes. You can call a representative from the local or state government that will inspect your home for free to see if the roofer followed all the required rules and regulations. All states have had issues with bad roofing companies before so they will have a mechanism in place to inspect homes after a new roof has been installed.

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