If you are looking for a new roof you should be aware that the prices will vary, based on numerous factors. You should take into consideration the type of material used, the size of your roof, the accessibility and the roof installation company in order to get a clear idea of how much you will have to spend.
Building a structurally-sound roof is essential for a warm, energy-efficient home. A roof protects your home, family and belongings and “keeping a roof over your head” has become synonymous with providing shelter. Perhaps the smartest way to protect your investment is to invest in a new roof.
On average, homeowners in the UK spend from £4,000 to £5,500 to install a new roof. However, if you live in London, the cost might be higher by 20%. The price of a new roof can fluctuate based on a number of factors, including:
- Roof size
- Pitch or slope
- Quality of materials
- Contractor’s roof access
- Roofing system components
- Regulations (specific limitations)
- Skylights, chimneys, plumbing pipes
- Adornments (that need to be addressed)
- Type of roof warranty
While paying between £5,000 or even £50,000 for a new roof might seem a high amount of money. Understanding the reason your roofer, or roofing company, is asking you to pay that much is very important. So, in this guide, we will attempt to give you some more in-depth roofing prices to get a better and rather more realistic sense of professional roof installation costs. Always remember to request at least 3 to 4 free no obligation roofing quotes from local professionals. Ask friends and colleagues before making any decision.
If you can afford to pay for a quality new roof then it is better to repair or retile your existing roof. Make sure to read our guides, as you will find them very helpful!
in this article
Shingle Types and Quality
Shingle roof tiles or tile strips are roof coverings that are used mostly for pitched roofs. Each shingle is installed from the bottom edge to the top edge of the roof by laying in successively overlapping strips.
Shingles are probably the most popular material in the United Kingdom. Although, “Single Roofs”, were thought to be mostly asphalt roofs, the truth is that the is a wide variety of materials that can be used to cover your roof. Each type of shingles has it pros and cons, so it is important to think carefully each type before choosing with which one is most suitable for your property.
Roofing shingles are normally flat and rectangular, although you can also find square and horizontal designs in the market. Shingles are also made from many different materials such as asphalt, plastic, state and metal. They are also manufactured in a large variety of colours, given how much impact they have on the exterior of each house.
When it comes to choosing a shingle for your home, you will have to always think in terms of taste and available budget for both installation and maintenance. You can also choose impact-resistant shingles, which come in various materials types and also offer many benefits:
- Roof deck protection
- Defence against leaks
- Save energy
- Beautify your home
- Secure your home against severe weather conditions
We continue by discussing in more detail the different shingle types, their pros and cons and how much they cost:
These are the most widely used type of shingles in the UK. What makes them so popular, is the low cost, ease of installation and versatility in design.
Pros and cons of asphalt shingles
- Widely used by homeowners
- Easy to install and remove
- Low Cost
- Versatile design (many colours and designs available)
- Help deflect UV rays
- Life span of twenty years. After that they have to be replaced.
- Can be damaged by strong winds or from any impact with trees and heavy limbs.
Wooden shingles are a great option if you a looking to embellish your property. Furthermore, they are easy to install and repair. Perhaps the biggest disadvantage is that they have poor fire rating and that they degrade over time from moisture and UV exposure.
Pros and cons of wooden shingles
- Easy to install
- Improves the look of the house
- Eco friendly (recyclable roofing shingles)
- Can last up to 60 years with proper maintenance
- Deteriorates fast
- High cost and time maintenance
- Moss removal is required regularly
- Attractive to invasive insects
- Wood roofs are flammable
- Required resealing every ten years when not maintained properly
- When doing repairs you need to match the rest of the shingles or shakes
Metal shingle roofs are as versatile as other conventional roofing systems, offering a unique look, durability and lovegevity at a lower cost than most other roof types.
Pros and cons of metal shingles
- Very strong and durable material
- Last longer than any other roof type.
- Weather resistant (snow, wind, rainfall, glaze)
- More expensive than asphalt roofs.
- Not all roofers are specialised in installing metal roofs
- Cannot be installed on other types of roof styles
- Not suitable for all properties, as the roof needs to have a certain rise
Natural stone roof tiles: These are very beautiful to look at, very durable and require very little maintenance. Obviously, they are the most expensive, and the installation is more difficult and time-consuming, but it is worth the investment.
Cement tiles: These are aesthetically pleasing and easy to install. Being made of concrete, they are extremely strong, durable and they do not break easily. Furthermore they are very resistant to atmospheric agents and UV rays. Their cost is relatively low which makes them a popular option with most homeowners in the UK.
Wooden tiles: Wooden shingles are used mostly used in northern Europe and in very cold countries. Wooden roofs are very rare today as they are very expensive and require a lot of maintenance. The primary materials used for wooden shingles are: larch, oak, chestnut, acacia, Red Cedar (Canadian Red Cedar).
UPVc tiles: Plastic roof shingles are made of resin or PVC and they come in various shapes and colours. Their are cheap, lightweight and durable, requiring very little maintenance.
Bituminous tiles: Bituminous tiles are created by mixing glass with polymer-reinforced bitumen mix and high-quality bitumen and aggregate. Bitumen is a very flexible material available in many different colors and shapes, allowing you to cut the exact type of shingle to make you home as you unique as you would like to.
If you would like to learn more about roof tile & slates please read the following guides:
- Why choose reclaimed roof tiles?
- Roof tiles: How to choose the best one for you?
- Guide to roof slates prices: How much do they cost?
Slate is very long lasting material that many prefer it from clay or metal. The biggest advantages of installing a slate roof are that your home will look a lot more beautiful and it will be stronger and more secure against fire and extreme weather conditions.
For more information read our guide here
New Roof Cost Break Down
Before going into more detail about the different roof types and how much they cost. It is important to understand where is your money being spent. Bellow we break down the cost for a 55m2 new roof of a mid terrace house.
Breakdown of costs:
|Roof tiles (normal grade tanalised)||£750|
|Lead flashing (milled lead flashings)||£110|
|Nails / fixings||£20|
|Labour (7 days X 2 man)||£1,750|
The average cost of a new roof depends on a number of factors such as the size of your roof, the quality of materials, scaffolding hire, labour costs and the margin of each contractor or roofing company’s. Many roofing companies also charge for the money spent on advertising to get this job, insurance, fuel, wages, storage premises, vehicle and machinery running costs.
Pricing up a new roof
When pricing a new roof, it is important to consider every single aspect in order to avoid spending money that you do not have. So, make sure that you include all the following to your budget:
- Type and quality of materials
- Height of the roof to the ground
- Roofing style
- Location of your property.
Each of the factors that are mentioned above can influence significantly the final cost of your project. Bellow we have put together several price tables, that provide rough estimations about the costs associated with roof replacement jobs. All the materials can easily be bought anywhere in the United Kingdom.
Flat Roof Cost
- Bitumen roofs cost from £35 to £50
- EPDM roofs cost from £25 to £70
- PVC roofs cost from £45 to £70
- Green roofs cost from £35 to £70
- Zinc roofs cost from £60
- Reed roofs cost from £60 to £80
- Natural slates roofs cost from £90 to £104
- Bitumen slate roofs cost from £25 to £35
- Artificial slate roofs cost from £55 to £65
- Clay tiles roofs cost from £30 to £55
- Concrete tiles cost from £17 – £35
- Slate tiles prices start from £ 1.05 to £ 2.49 per tile
- Clay tiles prices start from £ 0.47 to £ 0.58 per tile
- Concrete tiles prices from £ 0.58 to £ 1.47 per tile
- Timber cedar shingles costs around £ 43.60
- PVC coated metal, copper or zinc – costs £ 8.85 per metre
Flat Roof Prices
If you are planning to install a new flat roof instead of a pitched roof you should keep in mind that the cost will vary, depending on the following factors:
Specifications: The quality of of the materials that will choose for your new roof.
Accessibility: The cost of scaffolding for any necessary fascia or chimney work.
Location: How close are you located to big cities (London, Liverpool etc.)
Contractor: Whether the contractor/company has a good reputation.
Size: The bigger the roof the less it will cost per square metre.
In the past, flat roofs were typically made of felt. However, in recent years waterproof materials such as rubber and uPVC have been used. Permaroof is one type of rubber that is a popular choice for homeowners in the UK and they are bought by the metre. On average you should expect to pay around £7 per metre for a layer of 1.14mm thick and £8.50 per metre for a layer of 1.52mm thick.
Just to get a rough idea how much does flat roof replacement cost in Permaroof:
- The cost of a 3m x 6m permaroof comes between £1,100 and £2,200.
- The cost of a 3.5m x 7m permaroof is between £2,000 and £3,600
- A flat roof kit cost about £450
Garage Roof Pricing
Garage roofs are another popular choice in the UK. They are usually flat and comprised of layers of felt or other waterproof materials. While the costs will vary, here is an idea of how much you will be spending:
Buying and installing a new garage roof 9ft x 18ft in size will cost between £1,500 and £3,000
Slate Roof Pricing
Slate roofing is yet another popular choice, largely because it is a natural, weather resistant material that is extremely durable. Another bonus to installing slate roof tiles is that they can last a lifetime and are available in different shades of grey, black, and blue, allowing you to choose the best option for your home. However, it is important to keep in mind that slate is more expensive than other materials.
Slate tiles cost between £1.25 and £5.39 per tile, including VAT
Roof Trusses Pricing
Roof trusses are designed to give you added space to your home. They work best if installed in attic rooms rather than kitchens or extensions. There are four common types of roof tresses to choose from: 1) fink roof truss 2) traditional cut roof 3) attic truss and 4) panelised roofing . The average cost of an attic truss, having around 8m length, with a 45° pitch comes to £165, while the average price for a fink truss of 8m length and 30° pitch comes to £56.
Fink Trussed Roof Cost: £1,428 (excluding VAT)
Attic Trussed Roof Cost: £3,710 (excluding VAT)
*The price includes r 17 trusses with bracings, bindings and truss clips)
Roof Lanterns Pricing
Roof lanterns are another option when you are in need of more space. They also provide additional lighting and are typically rectangular in shape. The price of a roof lantern will vary, depending on the size and if you are looking for any extras, such as double glazed, sash windows or decorative finials.
A 3X2m roof lantern costs around £1,500 (excluding VAT)
A 2×1,5m roof lantern costs around £1,050 (excluding VAT)
A 1,5x1m double glazed roof lantern costs around 1,200 (excluding VAT)
Signs that your roof needs replacing
Most people only realize that they need to reroof after their roofs start leaking and are damaged that they are a life threat. It is important to be ready for reroofing and also have stacked away money to cater for your reroofing costs. This is to help you know when you should consider reroofing and also what materials to use when reroofing.
Age of the roof
The number one factor to consider is how old your roof is. A typical roof is estimated to last between 20 and 25 years although this depends on whether you have one layer of shingles and if it is properly ventilated. If you previously placed your roofing over other older layers of roofing then that reduces the life span of your roof and you need to reroof.
Appearance of the roof
When your shingles begin curling or buckling then this is another sure sign that you need to consider reroofing. The slopes of your home that receive direct sunlight may have curled shingles which means that they are past their life expectancy. The roof could also be defective and that means could be dangerous therefore reroofing is to be done.
If the shingles in your roof are falling apart it means that you need to reroof to ensure the defective roof does not cave in on your house. The valleys in your roof are very important as the rain flows through them into the gutters. When valleys are faulty then the roof is very likely to leak. Ensure that you also check to ascertain that all shingles are intact and none are missing.
Content of flashing
If your chimney flashing consists of roof cement or tar then you will eventually need to replace it with a more permanent and water tight fitting to prevent water leaking in to your house through the chimney. The gutters too should be fitted with shingle granule this will help you know when your roof starts to wear. A darker color on parts of your roof shows that the granules have worn off and need replacement. This calls for reroofing.
You notice a spongy feel or trampoline bounce when walking on the roof, which means the underlying decking is weakened from moisture. Check your attic to see if there is any daylight coming through the roof boards. Also check for moisture in the insulation
Tips for Hiring a Roofer
Once you have decided upon the type of roof you would like to have installed, you must now look for a roofer or roofing company. Because there are likely numerous options for local roofers in your area, it is important to do your research before deciding. In addition to being thorough and getting quotes from several different outfits, you should take into consideration the following tips when hiring a roofer:
- Make sure to check the roofers qualifications, as most should have carried out a roofing apprenticeship as well as training courses through the Construction Skills Certification Scheme.
- Ask the roofer for references. Look for recent references and be sure to follow up with them.
- While not necessarily required, most roofs should belong to a trade association, such as National Federation of Roofing. Contractors, the Single Ply Roofing Association, the Confederation of Roofing Contractors, or the Competent Roofers Scheme.
- It is also important to make sure the roofer you hire has valid public liability insurance, as this will protect you if anything goes wrong during the installation process.
- Check to see if your roofer offers a guarantee for their work and materials, this is always an added bonus.
- Make sure you go over the contract in detail with your roofer and that you have a solid understanding (and information in writing) of all the project details, costs, and time schedules.
Question To Ask Your Roofer
If you are thinking about putting a new roof on your home, there a few questions that you’ll want answered first before making a major commitment. While most roofing contractors are reputable and follow all rules and regulations as set by local and state authorities, you’ll want to know a few things first before deciding on even getting a new roof, much less selecting the right contractor.
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.
How to ask roofing questions
When you meet with a professional roofer make sure you ask all these questions to get a very good understanding of what is needed and how will the work get done in the best possible way. However, standing in front of a roofer and firing all these questions one after the other can make you give a very bad impression and discourage the roofing contractor from working with you. Try to have a natural conversation with the tradesman to allow the professional to offer as much information as possible. It is also important to appear friendly and approachable and to listen carefully everything that the roofing specialist has to say before asking any additional questions.