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Updated September 2026 with current UK prices.
A new roof costs £4,500–£14,000 for a terraced house and about £6,500–£12,500 for a 3-bed semi in 2026, including scaffolding. Detached houses and slate roofs cost more. The main factors are roof size and shape, the covering you choose, access, and where you live.
2026 roof replacement prices at a glance
| Property | Concrete tiles | Clay tiles | Natural slate |
|---|---|---|---|
| Mid-terrace (50–70m² roof) | £4,500–£7,000 | £6,000–£9,500 | £8,500–£14,000 |
| 3-bed semi (80–100m²) | £6,500–£9,000 | £8,500–£12,500 | £12,000–£18,000 |
| Detached (120m²+) | £9,000–£14,000 | £12,000–£19,000 | £18,000–£30,000+ |
Typical UK supply-and-fit prices including VAT, scaffolding and waste removal, based on published UK trade price guides and checked in September 2026. London and the South East usually run 20–30% higher. These are guide prices, not quotes. Get free quotes from local roofers.
Roof replacement cost for a terraced house
A mid-terrace roof is usually 50–70m² and simple in shape, so it is the cheapest to replace: roughly £4,500–£7,000 with concrete tiles, rising to £8,500–£14,000 for natural slate. End-terraces cost a little more because of the extra gable. Access can add cost where there is no rear access or scaffolding has to go over a neighbour's property.
Cost of a new roof for a 3-bed semi
A typical 3-bed semi-detached roof is 80–100m². Expect about £6,500–£9,000 with concrete tiles, £8,500–£12,500 with clay, and £12,000–£18,000 with slate. Hipped roofs, dormers, valleys and chimneys all add labour and lead work.
What's included in the price
| Part of the job | Typical share of the cost |
|---|---|
| Tiles or slates, battens, membrane, ridge and flashing | 40–50% |
| Labour (strip, felt, batten, tile) | 35–45% |
| Scaffolding (£800–£1,500 for a typical house) | 10–15% |
| Skip and waste, fascias and soffits if included | the rest |
A two-person team usually completes a semi in 5–8 working days, weather permitting.
Concrete, clay or slate?
| Covering | Price per m² (fitted) | Typical lifespan | Best for |
|---|---|---|---|
| Concrete tiles | £50–£70 | 40–50 years | Best value on most houses |
| Clay tiles | £70–£100 | 60+ years | Period homes, long-term owners |
| Natural slate | £100–£150 | 80+ years | Slate areas, conservation areas |
| Artificial slate | £60–£90 | 30–40 years | Slate look on a budget |
Switching to a heavier covering can mean strengthening the roof structure, so ask your roofer to check. In a conservation area or on a listed building you may have to match the existing covering.
Flat roof replacement costs
Flat roofs on extensions, dormers and garages are priced differently:
| Material | Price per m² (fitted) | Typical lifespan |
|---|---|---|
| EPDM rubber | £45–£80 | 25–40 years |
| Fibreglass (GRP) | £80–£120 | 25–30 years |
| Torch-on felt (three-layer) | £40–£60 | 15–20 years |
EPDM is quick to fit and good value on simple roofs; GRP gives a rigid, walkable finish for balconies and roofs with many details.
Repair or replace?
A repair (£200–£800 for most jobs) makes sense when damage is limited to one area and the rest of the roof is sound. Replacement is usually better when there are leaks in several places, many slipped or cracked tiles, sagging, or failing felt visible from the loft, or when the roof is near the end of its life for its covering.
Building Regulations and insulation
Replacing more than a quarter of a roof's covering counts as renovation under Building Regulations in England, so the roof should be brought up to current insulation standards where practical (Part L sets a target U-value of 0.16 W/m²K for a renovated pitched roof). That usually means topping up loft insulation or adding insulation at rafter level, and it must be ventilated properly.
The work needs to be certified, either by a roofer registered with a competent person scheme or through your council's building control (typically a few hundred pounds). Keep the paperwork for when you sell.
Other costs to plan for
- Guttering: £25–£40 per metre in uPVC while the scaffolding is up. It's cheaper to do now than later.
- Fascias and soffits: cheaper to replace at the same time, while the scaffolding is up.
- Chimney work: repointing, new flashing or removing a redundant chimney adds to the price.
- Structural repairs: rotten rafters or battens found once the old covering is off.
How to check a roofing company
Roofing work often comes with a 10-year or longer guarantee, so the firm needs to last. From our research on Companies House data:
- There are about 13,800 roofing companies registered in the UK (September 2026).
- Only 46% of roofing companies set up in 2019–2020 were still trading five years later (Trade Survival Index).
- 10.5% of roofing companies were proposed for strike-off or in insolvency in September 2026 (Trade Index).
Before you pay anything:
- Check the company's age and status on HouseJester or Companies House. A status of proposal to strike off is a warning sign.
- Ask whether the guarantee is insurance-backed, so it still covers you if the roofer stops trading.
- Check public liability insurance and ask to see recent local jobs.
- Get a written quote naming the tiles, membrane, scope and scaffolding.
- Don't pay a large deposit up front; stage payments to the work.
How to save money on a new roof
- Book in autumn or winter, when roofers are often less busy.
- Do guttering, fascias and insulation while the scaffolding is up.
- Stick with a like-for-like covering unless you have a reason to change.
- Compare at least three written quotes for the same specification.
Roof replacement cost FAQs
How much does a new roof cost in the UK? Most houses cost £4,500–£18,000 in 2026, depending on size and covering. A 3-bed semi with concrete tiles is usually £6,500–£9,000.
How much does it cost to replace a roof on a terraced house? About £4,500–£7,000 with concrete tiles, and up to £14,000 with natural slate.
How long does a roof replacement take? Usually 5–8 working days for a semi, plus time for scaffolding up and down.
Do I need planning permission to replace my roof? Not usually for a like-for-like replacement. You may need consent in a conservation area, on a listed building, or if you change the shape or height of the roof.
Sources and further reading
- Planning Portal: roofs
- National Federation of Roofing Contractors
- What roofers earn: highest paid trades in the UK
Browse roofing companies on HouseJester to find roofers near you.
This article was created with AI assistance and reviewed by the HouseJester editorial team for accuracy and relevance.
Written by
James Hartley
Home Improvement Writer
A former building contractor turned journalist, James brings hands-on experience to every article. He specialises in home improvement projects, building regulations, and helping homeowners navigate renovation work with confidence.
- Home Improvements
- Building Services
- Roofing
- Windows & Doors