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Roof Replacement Costs

Material Costs, Labour Fees and Time Frame Estimates for Roof Replacement. Here are the factors in identifying the costs to replace a roof.

The Cost to Replace a Roof

This article aims to serve as a guide to people who wish to know about the costs of replacing a roof in the UK. Whilst this article will be mentioning different types of roofs, it’s important to note that a typical house structure in the UK is what’s being assumed here. If you happen to live in a property that has a rather non-standard and unusual construction, the typical work descriptions and costs that are discussed here may not be applicable to you. Remember that this article is never going to be a substitute for proper professional advice— something that you should seek out first before you proceed with a roof replacement project.

How much the cost to replace a roof will be largely dependent on the materials, surface area, roof type, average labour cost, and your location. In the UK, it is typical for a roof replacement to cost around £4000. This is a figure associated with a detached home though that is of average size and where popular but cheap roofing tiles that have a long lifespan are used.

When comparing different roofing contractors and builders, it’s important to look beyond price. You’ll want to make sure that they can deliver not only materials-wise but also in terms of workmanship. Below are some of the most common materials that are used for roof replacement projects, along with their corresponding costs. These are intended for a semi-detached home with three bedrooms with a roof that is pitched at 25 degrees.


  • Slate- £7500

  • Tile- £6800

  • Metal- £8300

  • Asphalt- £5950

It’s common for roofers to work with a partner. Expect them to charge about £250 to £350 daily. How long it would take for the job to get completed will depend significantly on the roof size, ease of access to the roof, along with the specific roof material selected.

Another factor to consider is the roof pitch. Getting a flat roof replaced will be so much cheaper compared to one with a rather high pitch. It’s important to note that it’s common for houses in the UK to have a hip or gable roof with the pitch ranging from 18.4 to 36.9 degrees. For a typical garage with a 28 square metre area that can fit a single car and with a much lower pitch or one that I totally flat, expect the cost for replacing a metal roof to be about £1500.

Prices to Replace a Roof

Prices for a roof replacement will be highly dependent on various factors including the house size, your location, the tile type, the roof type, as well as whether you’d rather hire a large or small roofing company to get the job done.

Cost Breakdown
If you’re getting the services of two roofers to replace a roof on property that is semi-detached and has a hip roof, expect the total cost to be around £4500.

Time Frames and Labour Costs
Replacing a roof is not only a difficult process but an expensive one as well. Typically, labour costs will be £1-£3 for every square metre with the time frame ranging from one to three days— subject to a variety of factors. The individual fee of the tradesman doing the job can affect the overall costs. The same is true for the specific roof material you have chosen.

It could take about a week for a hip or gable roof to get completely replaced. Most tradespeople will charge £150-£250 daily and costs will depend on how close your location is to London. If you have a single flat-roofed garage, the job could usually take 4 hours to get finished, provided that there is no need for decking. Expect this to be a job done by a pair of tradespeople and they will usually charge, on average, £180 a day.

Replacing a Roof— What to Expect?

The process involved during a roof replacement will vary based on the kind of roof involved, the height and the materials that are being used. Here is a guide on the typical replacement process.

Setting up the Scaffolding– The scaffolding needs to be set up by the tradespeople first before starting the installation process. This ensures that the roof will remain stable and steady whilst work is going on.

Removal– The old roof needs to be removed to make way for the installation of the new ones. The old roof will also be disposed of, in most cases using a skip hire. When a full removal is involved, expect that the tile, drip edging, valley flashing and other parts of the roof to be torn down.

Repairing problem areas– This shouldn’t be a problem if the roof is still new. In most cases, only a few minor repairs will be required in some parts. In the event of a highly aged roof, bad tiles may need to get replaced. Often a new sheathing that’s compatible to you roof type will be used for this purpose.

Waterproofing– To make sure that your home I protected against flooding, roofing paper, valley flashing, and drip edging all need to be fitted over the sheathing. This helps create an inner barrier which will be placed over the roof and then stapled in place. The valley flashing will also be secured using a roofing caulk.

Securing the roof– For the tile or shingle installation, roofers need to work their way from the edge until they reach the middle or peak of the roof.

Ridge vent addition– A ridge vent will then be added on the roof top. This is essential for air circulation and is also useful at improving heat in your attic.

Final inspection– After the roofing installation has been completed, everything, including waste and debris should be cleared up. A building inspection follows to check if everything is indeed in order.

The guide above covers the roof replacement basics. Note that the process could be different based on your roof type as there are some that might require added measure for water resistance, especially in the case of flat roofs that tend to be prone to flooding.

This process is also expected to change if you expect some drastic changes to get implemented, especially one where the roof height gets affected. Changing the pitch size will require structural changes including getting the eaves, roof ridges, props and external walls replaced.

Factors that can Affect Costs to Replace a Roof

It’s time-consuming and expensive to replace a roof. If you don’t get it repaired and inspected as necessary, neglect could lead to problems that are not just bigger but costlier too, in the long run. If you’re going to need a complete roof replacement, expect the costs to be about £25000.

There are instances when roofing problems can still be patched instead of getting replaced entirely. Whether this would work or not will largely depend on the state of the roof and how severe its problems are. For instance, if it is already very old, then it makes sense to go for the replacement instead since it will likely need the same thing in a few years’ time.

Besides getting repairs every time is going to cost you a lot of money and might even end up becoming more expensive than to actually get a full replacement.

However, if your roof is still new where the damage is only confined to specific areas, it makes a whole lot of sense to just focus on that area instead. When getting the roof replaced, there may be a chance that the rafters or the internal roof frames have already been affected by water damage. In some cases, the bedroom ceilings may be affected as well.

When researching for the prices involved in a total roof replacement, you’ll need to consider several factors into the equation including the design of your roof, the surface area, and how much it would cost to get the new shingles or tiles. Where you’re located in the country can also affect how explosive the final costs are going to be, especially the labour costs. How easy it is to access your property can also have a say on what your rates will be.

If you have a rather tight budget, you’d probably want to know of ways that will help you save. In this case, you can go for larger tiles. Bigger tiles will cover a greater part of your roof when installed. There will be fewer tiles needed so the tile it would take to get the job done will be shorter too.

The specific roofing material you choose will also have a bearing on the overall costs. For instance:
Felt – £1 a piece
Slate – £1.50 a piece
Thatched – £2.30 a piece
Clay – £0.50 a piece
Metal – £1.15 a piece
Concrete – £0.45 a piece
Wood – £2 a piece

Aside from the material cost, there’s the labour cost too. Remember that some materials are easier to fit than others. Easiest to install would have to be metal and concrete would usually prove to be the most difficult.

Regulation and safety cost factors may also be involved in the overall cost calculation too. For instance, there may be a need to get scaffolding erected before the installation can push forward. Usually, scaffolding erection can cost about £1000, which is an added figure to your overall budget.

If the roofer will notice such problems like loose beams on the roof, it would need to get replaced with a totally new structure. Costs could be around £5400-£9000 for a roof of 100 square metre dimensions.

Asbestos removal is also another safety concern you need to be prepared for, especially if you have one of those older homes that were built from 1930 to 1999. This was the period when asbestos was largely used for construction although these days, it has since been declared as harmful. This substance will need to be removed from your property the moment it is detected. If it is detected along the roof of your garage, the removal cost is around £680. For a pitched roof, the costs could come up to £3000 or higher, depending on where in the roof it is located.

Additional Costs

There are roof installations that might cost more due to how complicated they can be. This is especially true for old roof systems where additional fixtures may be needed to get the installation done. Among the added costs include new soffits and fascias which could cost you £100 a square metre. These fixtures are crucial for every roofing system as they are responsible for preventing water damage. If you wish to get them replaced, you’ll eventually have to get the guttering replaced as well, with costs at £30 for every square metre if you for uPVC while £60 a square metre if you go for metal.

If you have a rather worn-looking chimney, there may be a need to get it repointed. If you have a bungalow roof, expect the costs to be around £250. If you have a semi-detached property, the cost could come up to £1000.

For aesthetics, skylights or roof lights may be next on your agenda. They are useful at improving your home’s appearance whilst staying energy-efficient as well, considering how they let natural light in. Costs for fixing roof lights could usually start at £500 but if you want something bigger, you might have to spend around £1000. If you want maximum efficiency, you can go solar, which could cost up to £2000.

You might also want to update the attic insulation to make your property even more energy-efficient. Insulation panels can cost £25 a square metre or if you’d rather go for a spray foam, the cost would be £30 a square metre.

Can You DIY a Roof Replacement?

Everybody wants to jump on the chance to save money for every project, roof replacement being not an exemption. However, due to the immensity and intricacy of the work involved, it is never one of those projects that you’d attempt to DIY. Of course, there aren’t laws that will prevent you from doing so although it’s highly advised not to attempt it. Even the slightest mistake in your DIY attempt can end up costing even more when you call the experts in to eventually get it fixed.

Initial costs would generally be cheaper the DIY route since you’ll only have to cover the material costs. For instance, a shingle roof with 3 tabs will only likely cost £3000 if you DIY it. Unfortunately, if you’re not qualified to do the job, you might bungle the removal of the old roof or you could also end up missing out some of the crucial structural; processes that the job involves. This could essentially lead to bigger issues in the long run. The chances of your energy consumption skyrocketing can be a possible consequence. Worse, it might even affect the overall value of your home should you decide to sell it in the future.

Even a minor roof repair could lead to considerable water damage. Worse, it can be undetected for a long time which will mean you’ll only get wind of it when the damage is already at a very serious stage. Steer clear from cowboy builders too just so you can save some cash on the repairs as they’ll only likely be interested in taking you money and not in really doing a great job.

If you wish to get the roof replaced by yourself, see to it that you’re doing the job when the weather conditions are quite tame. This is hardly tough to do since the UK weather has been known for being extremely unpredictable. Also, make it a point to check with your insurance provider first if accidental damage is covered if you do it DIY. Otherwise, you might end up with a rather hefty bill.

Planning Permissions and Building Regulations
Planning permission isn’t necessary when replacing the roof if it is just a like for like procedure. Planning permission is needed though for the following:
Structural changes are planned for the roof
The new roofing materials are expected to have different performance than the existing roof in the event of a fire
Alterations you have planned on the roof are expected to be higher than 150mm from the plane of your existing roof
You intend to change the roof material
You’re removing insulation which requires replacement
You’re adding roof light which may dictate structural changes
Planning permissions could cost around £234.

Expect a roof replacement to be quite costly. However, you may secure a Home Improvement Grant if you meet the following circumstances:
You live in a property where combined income is less than £15000 annually
Is 65 years old or up
Has a disability is living with another who has

Home improvement grants will give you the chance to maintain, improve, or adapt the roof of your property to your safety and health. You can just contact the local home improvement agency to inquire about the grant.

Is Roof Replacement Necessary?

It’s easy not to notice roof problems for a long time and only will start seeing the signs when the damage is already extensive, which would mean they’ll be more expensive to patch up. Regular checks are necessary to ensure that faults are detected early on before they can become an expensive task to undertake. You’ll likely avoid having to get the entire roof replaced too if you ensure religious checking as this gives you the chance to repair things whilst they’re still minor and the damage isn’t that extensive yet.

A leak in the attic or on the ceiling will usually require a roof replacement. Look out for watermarks, mould, and damp patches as these can be signs that water damage is prevalent in the upper parts of your property. If the water damage is severe, you could be dealing with bowed or sagging parts of the roof. If this happens, you’ll need both intensive roofing work as well as the services of a joiner who will then be responsible for getting the ceiling replaced. You’ll also need to tap the services of a decorator and a plasterer to make sure that the water damage in your interiors gets repaired.

Among the other signs that indicate you need a roof replacement are debris in your gutters, escaping lights, as well as mortars falling from a damaged chimney. These are both dangerous and could even result in more costly work including getting the gutters replaced, the chimney repointed, and getting insulation fitted in. if it has been years since you have had your roof checked, you might even notice rotting has spread into the inner walls.

Benefits of Roof Replacement
Getting your roof replaced can offer a wide range of advantages including:

Enhanced appeal
You can enhance the overall look of your home massively by getting your roof replaced. This can result in a home that is both aesthetically-pleasing to the eyes but will also increase your property’s value too.

Energy efficient
Your old roof can do a lot of damage especially in terms of your energy consumption since damaged roof can lead to heat loss. Getting your roof updated can lead to more affordable energy bills.

Improved safety
A damaged roof can jeopardize your safety and your loved ones especially when debris and other parts start falling off. More importantly, you are protecting your interiors from flooding and water damage by getting your damaged roof patched.

Will a Roof Replacement Increase My Property’s Value?

Installing a new roof is one sure-fire way of getting your property’s value increased. Aside from an enhanced aesthetic, you will also improve the overall structure of your property by about 20 years. Most importantly, a roof replacement is a necessary project not only to prevent any further damage to your property but to also make it more attractive to buyers if you ever decide to sell in the future.

Do I need a Roof Repair Instead?

There are times when instead of a complete overhaul, all your roof requires is just a few repairs here and there. Repairs are necessary if you notice that some of your tiles are broken off especially due to the effects of adverse weather. Any missing or broken tiles and shingles should get replaced as soon as possible. If there are only five or fewer tiles that need to get replaced, the costs for the work to fix it would generally be at £75 for an entire hour of work.

Poor installation can also lead to roof damage where the roof was poorly fitted, making it susceptible to leaks and damages. If you have a roof leak, repairs costs could be £150 for small leaks and about £2000 for major ones. The work involved getting the leak sealed up and the tiles secured.

In the event that there are watermarks along the ceiling and you’ve determined that broken tiles aren’t the cause, there’s a good chance that this may have something to do with your chimney. If it is indeed some chimney trouble, get it fixed immediately before it can cause something major. Chimney repairs will generally cost £800 with scaffolding included.

Be very careful when deciding whether you’d go for a repair or replacement as there are some instances when a replacement may be the best course of action instead of just a haphazard repair job. Extensive damage as a result of natural disasters, water issues, and even expiry of the life span of the roof cannot be addressed with a mere repair job. A total overhaul which includes getting a full replacement will be the best solution.

Costs for Retiling the Roof

Getting the roof retiled will involve fixing or replacing any missing or broken tile. Costs could run around £100-£200 for every square metre. There are contractors that would charge on a per hour basis, in which case, expect the rate to be at £8-£16 an hour.

A regular retiling job will require getting new tiles replaced over the faulty ones. The faulty tile will need to be broken into pieces to be successfully removed. Roofing cement is then applied along the new tile’s underside and an adhesive will be used to have it secured in place.

You may also need to retile some parts of the roof if there are loose tiles or if there are leaks. You’ll want to get the replacement done the soonest you can to make sure that the problem will not lead to more complicated consequences such as water damage or falling tiles.

Choosing a Roofer

It’s always best to hire the services of the experts to take care of your roof replacement or repair needs. Expect to pay an average £150 daily rate for the services of a roofing contractor. Note that this can still change depending on the length of time it would take for the job to complete, the kinds of materials used, as well as the actual job location.

Job location can be a huge thing when seeking out the services of a roofer as those tradesmen working in London or other nearby areas are generally going to charge more compared to those offering the same services in the north. The travel time it would take for them to get to your location will usually be factored into the amount they’re going to charge.

It doesn’t hurt to ask family and friends for recommendations on roofers that might be able to assist you. Focus on those who are certified by referring to the government-licensed competent roofer scheme so you are assured that the one you hire will be able to get the job carried out in the best quality possible.

Costs for Roof Maintenance

Maintenance is crucial for every roof if it is to last longer. Ideally, a roof should be checked at least two times in a year just to make sure that everything is in the best shape. Roof evaluations and checks could cost between £80-£220— figures that are well worth spending especially since you are sure that you’re preventing costlier problems from occurring in the future.

Getting your tiles cleaned on the regular is definitely a must. A bristle brush, washcloth, sponge, or any non-abrasive brush should be enough to do the work. You can either use water or detergent mixed with water. Just apply the mixture onto the tiles for at least 5 minutes, followed by a thorough rinse. If there is grease, paint or oil on your tiles, you can use mineral spirits or rubbing alcohol to successfully get it removed.

If your tiles have mildew, moss or mould, laundry detergent, water and bleach are usually very helpful at getting rid of the growth. You can also use an algae or moss preventive substance to treat the roof. Expect to pay around £600 to cover the entire roof.

Metal roofs need to be checked for the presence of rust. This usually requires using a cleaner with mild abrasive properties. A professional can be tasked to add a primer onto the tiles then your preferred paint can then be applied over it once it has dried up. For this type of work, expect to pay a per square metre price of £2.50 – £3.50.

Cleaning the roof is something you can elect to do if you’re confident enough to get the job done. Just make sure you know exactly what you’re doing to avoid unnecessary injuries and accidents. Most people would rather call expert cleaners on site. This can cost about £300-£500 with the final costs highly dependent on the amount of cleaning necessary. You also have the choice to get your roof pressure-washed by tapping a tradesman to do so.

Green Roof Explained

Green roofs, just like the name implies are roofs that could be fully or partially covered in vegetation or grass. The plants are usually planted on a covering that is waterproof. The roof usually includes a drainage system that is handy to prevent flooding. An extensive green roof can cost about £60 to £80 for every square metre. The design is going to be so much simpler compared to the one in intensive types that have deeper roots, designed to accumulate plants of a much larger variety. Intensive green roofs can cost around £80 to £120 for every square metre.

Perhaps one of the best things about green roofs is how aids in water preservation, so, instead of just going to waste, water is actually released and returned to the environment.

Green roofs are also known for their impressive lifespan. They’re expected to last considerably longer compared to most materials. On average, they can be expected to last for half a century. The greenery is effective at protecting the roof against the elements that are often the culprit for such common roof issues like mould or rusting.

Removing the Roof

You cannot replace the roof unless you remove the old one. This means getting the old tiles or shingles torn off. Tear-off shovels are ideal for this purpose. Once done, the area also needs to be cleaned up and any fastener or adhesive also needs to be removed.

A considerable amount of waste is expected to be accumulated during the actual removal process. They need to be properly disposed of. A skip would be a good idea if there’s a lot. Just expect to pay around £215-£250 if you are renting a small one though costs can up to £1150 if you want to go for the larger-sized option.

There isn’t any law preventing you from doing this DIY but it is always more prudent to seek out the services of the professionals especially if you are not well-versed of the necessary safety measures involved in the task. Expect to get charged £80-£115 for every square metre that is being removed though this could be higher especially if you’ve got more than a single tile or shingle layer that needs to be removed.