Roof replacement cost calculator UK
A new roof costs £4,000 to £7,000 for Terrace / small; £6,000 to £10,000 for Semi-detached and £9,000 to £16,000 for Detached / large. Set the options below to price your own, adjusted for where you live.
Work out what a new roof costs. Pick the type of house, tick fascias and guttering if you are doing those at the same time, and this calculator gives you a price range for your region. Our own guide prices rather than quotes, so use it to sanity-check what you are told.
Roof replacement cost calculator UK
Set it up to match your job. Everything updates as you change it, and nothing is sent anywhere.
Built from the same figures as our new roof guide: £4,000 to £7,000 for a terrace or small roof, £6,000 to £10,000 for a semi-detached and £9,000 to £16,000 for a detached or large roof, with new fascias, soffits and guttering adding £1,000 to £2,500. Scaffolding is already inside those figures, so do not add it separately. The price covers stripping the old covering and taking it away, new felt, battens and tiles or slate, and all the ridge, flashing and edge work. Regional figures use the same multipliers as every other page here. What no calculator can see is the condition of the timber underneath. Replacing rotten rafters, purlins or roof decking is extra, and it is only found once the old covering is off, which is why a good roofer will tell you the quote assumes sound timber. Natural slate and clay tiles cost more than concrete tiles, so a heritage or conservation-area roof sits at the top of the range or above it.
Roof replacement cost by region
| Property size | UK average | London | North / Scotland / Wales |
|---|---|---|---|
| Terrace / small | £4,000 to £7,000 | £5,200 to £9,100 | £3,700 to £6,400 |
| Semi-detached | £6,000 to £10,000 | £7,800 to £13,000 | £5,500 to £9,200 |
| Detached / large | £9,000 to £16,000 | £11,500 to £21,000 | £8,300 to £14,500 |
Guide prices for new roof, before any extras. UK guide prices reviewed June 2026, not quotes. Set the calculator above to your own job to add the extras.
How roofers price a re-roof
Roofing is quoted by the roof, not by the square metre, which is why this calculator asks for the type of house rather than measurements. A roofer looks at the footprint, the pitch, the number of hips and valleys, and how much scaffolding the job needs, and gives you a figure. House type is a decent proxy for all of that: a mid-terrace has two roof planes and shared party walls, a semi has more edge work, and a detached house has four elevations to scaffold.
That is also why measuring your own roof area does not help as much as you would expect. A steeply pitched roof has considerably more surface than its footprint suggests, and the complicated bits, the valleys, the chimney flashing, the leadwork, cost far more per metre than the plain runs of tile between them.
What the price includes, and the one thing it cannot
A full re-roof quote normally covers stripping the old covering and disposing of it, new breathable felt and battens, the new tiles or slate, all ridge, flashing and edge detail, and the scaffolding. Skip hire for the old tiles is usually in there too, and it is worth asking, because a roof's worth of concrete tiles is heavy and several skips is not unusual.
The one thing a quote cannot include honestly is the state of the timber. Rafters, purlins and decking are hidden until the covering comes off. A roofer who has been up a ladder can spot obvious sagging, but localised rot around a chimney or a valley shows up on the day. Expect a good quote to say what it assumes and to give you a rate for replacing timber if it is found, rather than pretending the question does not exist.
Repair or replace
A few slipped tiles is a repair, and our roof repair guide puts that at £150 to £400. A leak or a small failing section is £400 to £900. The point where replacement starts to make sense is when you are paying for scaffolding repeatedly, or when the felt underneath has perished, because at that stage you are treating symptoms on a roof that will keep producing them.
Age is the usual signal. Concrete tiles last roughly 40 to 60 years and the felt beneath them often fails first. If your roof is that age, you are having the third or fourth repair, and each one needs its own scaffold, the arithmetic usually favours doing it once properly.
Doing fascias and guttering at the same time
Almost always worth it. The guttering has to come off to work on the roof edge anyway, and the scaffolding is already up and already paid for. Adding new fascias, soffits and guttering to a re-roof runs £1,000 to £2,500, which is far less than the same work as a separate visit with its own access costs.
The reverse is also true and catches people out: having fascias done on their own, then re-roofing two years later, means paying for scaffolding twice.
Common questions
How much does a new roof cost in the UK?
About £4,000 to £7,000 for a terrace or small roof, £6,000 to £10,000 for a semi-detached and £9,000 to £16,000 for a detached or large roof, with £8,000 the typical figure. Scaffolding is included in those prices. New fascias, soffits and guttering at the same time add £1,000 to £2,500. London runs about 30% above the UK average.
Is scaffolding included in a roof replacement quote?
Yes, on a full re-roof it normally is, and the figures here already contain it. That is different from a small roof repair, where scaffolding is often a separate line at £400 to £1,200 because it can be a large share of a small job. If a re-roof quote does not mention access at all, ask, because a quote that excludes scaffolding will look cheaper than one that includes it and is not.
How long does a new roof last?
Concrete tiles typically last 40 to 60 years and natural slate considerably longer, often a century or more. The felt underneath usually fails before the tiles do, which is why an old roof can look sound from the ground and still leak. Clay tiles sit between the two. Flat roofs are a different question entirely, with modern rubber and GRP systems lasting 20 to 30 years.
Can I just repair my roof instead of replacing it?
Often yes, and it is much cheaper: £150 to £400 for a few slipped or broken tiles, £400 to £900 for a leak or small section. Replacement makes sense when the felt has perished, when the same roof keeps producing new leaks, or when you are paying for scaffolding again and again. If the roof is 40 years or older and on its third repair, doing it once properly usually costs less over five years.
Why is my roof quote so much higher than the calculator?
The most common reasons are rotten timber found once the covering came off, natural slate or clay rather than concrete tiles, a complicated roof with several hips, valleys or dormers, a chimney needing new leadwork or repointing, and difficult access that makes the scaffold larger than usual. Conservation areas can also require a like-for-like material that costs several times a concrete tile.
These are independent guide prices based on typical UK jobs in 2026. Your actual cost depends on your property, spec, access and where you live. Always get at least three written quotes before committing. These are independent Costwise guide prices, reviewed June 2026, not quotes and not a survey of real quotes. A real price depends on access, condition and what the job actually involves, so use this to sanity-check what you are told and always get three written quotes.