How Much Does a New Roof Really Cost in the UK?

A roof protects everything you care about — your home, your possessions, your family. But when it needs repair or replacement, many homeowners feel lost. How much should it cost? Why do quotes vary so widely? And how do you know if you’re being ripped off or getting a fair deal?

Let’s break down the real costs of roofing in the UK. No fluff. Just facts, figures, and the questions you should ask before hiring anyone.

Why Is Roofing So Expensive?

Think about it — roofing isn’t just a few tiles and nails.

• Materials are heavy and costly. Slate, clay, and fibreglass tiles don’t come cheap.
• Labour is specialised. Roofing involves working at height, handling complex angles, and sometimes battling the British weather.
• Access equipment adds costs. Scaffolding alone can cost hundreds, or even thousands, depending on your property.

Now ask yourself — would you work ten metres up in the rain for minimum wage?

What’s the Average Cost of a New Roof in the UK?

The cost depends on:

• The size of your roof
• The type of roofing material
• Your location
• The complexity of the job
• Whether it’s a full replacement or repairs

Rough cost estimates (as of 2025):

Tip: Always ask if VAT is included. It’s often left out of initial quotes.

Location Matters More Than You Think

Did you know the same roof job could cost 30–50% more in London than in the North of England?

Here’s why:

• Labour rates in London and the Southeast are higher
• Access is trickier in tight urban spaces
• More regulations and planning restrictions apply in some boroughs

Example:

•  A slate roof replacement in Manchester might cost £8,500.
•  The same job in London could push £12,000+.

Material Costs: What Are You Paying For?

The type of tile you choose makes a big difference.

Common UK roofing materials:

• Concrete tiles: £0.50 – £1.50 per tile
   Affordable and widely used. Lifespan of 40–60 years.
• Clay tiles: £1 – £2.50 per tile
   Traditional look, better durability, but heavier.
• Natural slate: £1.50 – £5 per tile
   Premium option. Can last 100+ years. More complex to install.
• Felt roofing (flat): £40 – £70 per m²
   Cheapest flat roof option, but shorter lifespan.
• GRP/fibreglass (flat): £70 – £100 per m²
   Durable, modern, and seamless. Ideal for garages or extensions.

Thought to consider: Are you planning to stay in your home long-term? If so, paying more upfront for a durable roof may save you thousands over the years.

Labour: The Hidden Half of the Bill

Labour can account for 40–60% of your roofing costs.

What affects labour pricing?

• Experience level of the team
• Number of workers needed
• Duration of the job
• Access difficulties (e.g., narrow driveways, trees, busy roads)

Example:
 A two-man team replacing a pitched roof on a small bungalow might finish in 5–7 days.
 That’s around £1,500 – £2,500 just in labour.

For a large house, expect bigger crews and longer timelines, which means a higher bill.

Don’t Forget the Extras

Roofing isn’t just tiles. You might also need:

• Scaffolding: £500 – £2,500 depending on complexity
• Guttering and fascia replacement: £500 – £1,500
• Insulation upgrades: £300 – £1,200
• Roof window installation (e.g. Velux): £600 – £1,500 per window
• Chimney repairs: £200 – £1,000+
• Waste disposal/skip hire: £150 – £350

These aren’t always included in the base quote. Always ask for a full breakdown.

Should You Repair or Replace?

Repairing might seem cheaper, but is it a false economy?

Ask yourself:

• Is your roof over 25 years old?
• Are leaks recurring despite previous repairs?
• Are multiple areas failing at once?
• Are you planning to sell soon?

If you answer yes to two or more, a full replacement could be more cost-effective in the long run.

Example: A homeowner pays £800 for a leak repair. A year later, another £1,200. Then £600 more for flashing. They’ve spent £2,600 — and still need a full replacement.

Related reading: Upgrade Your Roof: How to Install Metal Roofing over Asphalt Shingles

Can You Get Financial Help?

In some cases, yes.

• Local authority grants: Some councils offer support for low-income households
• Green energy schemes: If installing solar panels or insulation alongside roofing
• Insurance claims: If the damage is caused by storms or fallen trees (check your policy carefully)

How to Get a Fair Price

Don’t just go with the first roofer you find, you need to ensure you use a reputable roofing form such as https://www.norwich-roofing.co.uk. Here’s how to protect your wallet and your home:

• Get at least 3 detailed quotes, and compare the itemised breakdowns
• Check credentials — look for NFRC, TrustMark, or Competent Roofer certifications
• Ask for recent references — not just from years ago
• Don’t pay the full amount upfront — a small deposit (10–20%) is standard
• Get everything in writing — timeline, materials, guarantees, payment terms

Red Flags to Watch Out For

Not all roofers are created equal. Watch out for:

• “Cash-only” deals
• Vague or verbal-only quotes
• No fixed address or online presence
• High-pressure tactics (“we’re working in the area today!”)
• Quotes way below the average — they might cut corners or disappear

Question to ask yourself: If a roofer is that cheap, what are they skipping to give you that price?

Final Thoughts: Is a Roof Worth the Investment?

A new roof isn’t cheap. But it’s one of the most valuable upgrades you can make to your home.

• It adds kerb appeal
• It improves energy efficiency
• It protects your investment
• It can boost property value, especially if you’re selling

Would you buy a house with a 30-year-old leaky roof? Neither would most buyers.

Still unsure?

• Write down your top priorities: Budget? Longevity? Appearance?
• This will help you and your roofer make smart, cost-effective decisions — without surprises later.

Need help understanding a quote you’ve received? I can break it down for you.