How much does a new roof cost?
The short answer
Re-roofing a typical 3-bed semi costs £7,000–£12,000. Repairs usually start from £150–£300.
Typical prices
| Job | Typical cost | Time |
|---|---|---|
| New roof, 3-bed semi | £7,000–£12,000 | 3–5 days |
| Flat roof, single garage | £1,200–£2,500 | 1 day |
| Replace 10 tiles | £250–£500 | Half a day |
| Full fascias and soffits | £2,000–£4,500 | 2–3 days |
Typical UK prices for 2025–26, including VAT. Estimates only: your quotes will vary by home, location and the work involved.
What affects the price
- Roof size and pitch
- Tiles, slate or flat membrane
- Scaffolding and access
- Hidden damage to timbers
What's usually included
- Scaffolding
- Stripping and disposing of the old roof
- New membrane, battens and tiles
- Guarantee
Ways to bring the cost down
- Fix small leaks early, before timbers rot
- Do fascias and guttering while the scaffold is up
- Get at least 3 quotes for the same spec
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Questions people ask
Do I need planning permission for a new roof?
Not usually, if you're replacing like for like. Changing the shape, or work on a listed building, needs permission. Building regulations may apply if more than a quarter of the roof is replaced.
How long does a new roof last?
A well-laid tiled or slate roof can last 50 years or more. Felt flat roofs last far less; modern EPDM and GRP last 20 years or more.
Is roof repair covered by home insurance?
Sudden storm damage often is. Wear and tear usually isn't. Check your policy and get the damage photographed first.