Roof Replacement Cost 2022 : A Comprehensive Guide UK

roof replacement (1)

Roofs are essential to a house. Thus, along with other home maintenance jobs, pay attention to roof maintenance. Granted, it’s one of the big-budget single maintenance work you can do on your property. However, it’s utterly worth it. 

If your roof is more than 20 years old, damaged, or leaking, you should start planning to replace it. A roof replacement job involves several factors, from costing and variations to choosing a reliable roofer.  You should know about these to make the most out of your budget. This guide looks at everything related to roof replacement to help you complete your job smoothly.  

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How Much Does a New Roof Cost?

Contrary to popular belief, a roofer’s job goes far beyond laying tiles and slates. It includes: 

  • Fixing several types of roof coverings 
  • Repairing battens 
  • Installation of a water-resistant mesh under tiles 
  • Lead restoration in the deep between two roofs,
  • Installing lead flashing around the chimney.

The following table explains different roof coverings and replacement estimates for houses of various sizes.

Size of the house Material of roofing Approximate pricing
Detached house 

( 5 bedroom)

Slate £6,000 to £13,000
Tile £5,000 to £9,500
Semi-Detached House

( 4 Bedroom )

Slate £4,000 to £7,500
Tile £4,500 to £8,000
Terraced House

(3 Bedroom )

Slate £4,500 to £8,500
Tile £4,000 to £7,500

( 2 Bedroom)

Slate £3,800 to £6,200
Tile £3,600 to £6,500

*Please note that we tallied and jotted down data from various web resources while estimating the labour and material cost. Therefore, we request you to consider them as references only. The figures are not VAT inclusive. Besides, the national average cost of roof re-tiling may vary across the United Kingdom. The prices in the Southeast and London are typically higher than that in the other regions. 

If you are looking for a perfect quotation for roof replacements cost, consider reaching out to a trustworthy and efficient roofer. After conducting a site visit, they can help you with an exact all-inclusive cost estimation. However, the quote depends on roof size, access or potential problems. You should never close the deal over a mere telephonic discussion. 

To find the best roofing company, you can refer to Bark. The platform boasts an extensive database of the best local service professionals, helping you get your job done with just a few clicks. 

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Replacing a Roof of a 5-Bedroom Detached House

Generally, the average roof area of a 5-bedroom detached house is around 100 square metres. A five-bedroom detached house lets you alternate the roof covering style based on local authority permission. While reconstructing the roof of your detached house, you can install valleys and hips. The cost estimation excluding labour looks like the following.

  • Concrete tiles (£3.5 per square foot) summed up to £3500
  • Welsh slate (£6.5 per square foot) summed up to £6500
  • Shingles ((£3 per square foot), summed up to £3000
  • Clay tiles ( £12.5 per square foot) summed up to £12500

Re-roofing a 4 Bedroom Semi-detached House 

Based on pitch angle, the average roof area of a four-bedroom semi-detached house is 70 square metres. The roof connects to another property, so similar to a terraced house, the option of roof covering is limited to only one, which looks like the existing one. Here’s a labour-excluded cost estimation for roof replacement of a four-bedroom semi-independent house.

  • Concrete tiles (£3.5 per square foot) summed up to £2450
  • Welsh slate (£6.5 per square foot) summed up to £4550
  • Shingles ((£3 per square foot), summed up to £2100
  • Clay tiles ( £12.5 per square foot) summed up to £8750

Roof Reinstallation for Mid-Terraced House (3 Bedroom)

These properties typically have a roof area of approximately 55 square metres. Adjoining properties surround them, so they don’t require hips or valley installation. However, ensuring that the new roof connects precisely with the neighbouring roofs is essential. To do this, you need to use a roof covering from a limited range which goes well with the existing one. Here’s an idea about the labour excluded cost. 

  • Concrete tiles (£3.5 per square foot), summed up to £1925
  • Welsh slate (£6.5 per square foot) summed up to £3575
  • Shingles ((£3 per square foot), summed up to £1650
  • Clay tiles ( £12.5 per square foot) summed up to £6875

Roof Replacement for a 2 Bedroom Bungalow 

Typically, a bungalow with a two-bedroom roof pitch area is approximately 75 square metres based on the roof’s pitch angle. Besides gabled bungalows, the roof designs primarily include a few hips or valleys. 

If you want to waterproof the internal corner joint, you should consider getting lead work done for the valleys. On the other hand, for hips, you may need to cover the external corner joint with ridge tiles. Here are the costs for the most commonly used roofing materials (labour is excluded). 

  • Concrete tiles (£3.5 per square foot) summed up to £2625
  • Welsh slate (£6.5 per square foot) summed up to £4875
  • Shingles ((£3 per square foot), summed up to £2250
  • Clay tiles ( £12.5 per square foot) summed up to £9375

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Cost Factors

When it comes to estimating roof replacement costs, there are a few factors to consider. They include labour, equipment, materials, etc. Following is a quick explanation of some primary cost factors related to roof replacement. 

Soffits and Fascias Replacement

The wooden boards along the rafters’ lower ends are soffits and fascias. They safeguard the house against insects and birds. Soffits and fascias tend to rot quickly because they are exposed to moisture, sun, and rain. While planning for roof replacement, make sure that you ask your roofing contractors to inspect these boards. If anything is wrong, you can replace them. 

Tiles vs Slate  

While tiles clip to their neighbour with interlocking projections and grooves, slates lie next to one another. Due to this reason, installing tiles is less time-consuming as they don’t need nails. Since time is money, by saving the installation time, tiles help in saving labour costs. 

Rafter Replacement 

Unless the roof cover is removed, it’s almost impossible to determine if your rafter needs a replacement or repair. Therefore, to estimate the cost of replacing rafters, your roofing company will start with the project and then let you know according to the situation. 

Additional Insulation

Though the building regulations in the UK are not retrospective, when you remove more than 50% of the roof, you should meet the insulation thickness criteria. That means the insulation thickness of your roof should be at least 270mm deep. Check with your roofing company and find out if you need to add more insulation. 


The dimensions of the tiles and slates may be one of the most important determiners of roof replacement costs. You need fewer pieces when you use tiles and slates of larger dimensions. Naturally, it helps cut down both the material and labour costs. 

Replacing Roofing Felt 

Beneath the slates and tiles, a waterproof sheet is used to protect your loft from rain. The average price for replacing this depends on the quality of the product. If you have already fitted it, inspect its condition to determine if the sheet requires a replacement. It’s crucial because accessing the mesh will be utterly challenging once your roofing company fits the tiles. 


Scaffolding is essential for every roofing work. However, the volume depends on the size of the house. For example, a large home may need more scaffolding than a small bungalow. The national average cost of scaffolding for a three-bedroom house is £1000-1700. It may increase or decrease with the size of the house.

Downpipes and Gutters

Every house has guttering on the roofline. These gutters’ materials may vary. They include cast iron, plastic, aluminium, and even asbestos. Remember, none of the said materials is everlasting. Moreover, plastic guttering is the industry standard now. So, if required, consider replacing the gutters and downpipes. 

For justified cost estimations, you should always consider reaching out to reliable roofing companies. If you find it challenging to get in touch with a trustworthy and licensed roofing contractor, you can refer to The platform helps you connect with the best local contractors in a hassle-free way. 

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Roofing Materials 

You can find an extensive choice of roofing slates and tiles in the United Kingdom. However, it’s mandatory to stick to the types from a particular local authority list, as local authorities are pretty strict regarding maintaining the appearance of a property. That ensures that a specific area has a stereotyped pattern of roofing. 

If you have any confusion regarding this, feel free to get in touch with your local authority and get clarification before starting the roofing project. If you avoid doing so, there are chances of using a covering which is not approved for your area. In such cases, the council typically insists on removing the entire setup and replacing it. However, the expense will be on your shoulders, making things too pricey. 

The cost of a new roof may vary depending on the design, thickness, and size of the slates and tiles. The individually split slates like Welsh or Cornish are unique in appearance. However, they are a bit costly. On the other hand, being made of moulds, tiles are pretty identical. The clay tiles are baked after manufacturing, while concrete tiles just cure. 

The roof’s pitch angle also determines the amount and type of roof covering used. Remember, there are different overlaps according to the varied roof’s pitch. So, calculate how many roof tiles you need per square foot. Moreover, while some tile designs work great for steep pitches, others are good for shallow ones. However, the goal is common – making your roof weather resistant. 

The typical materials for roof coverings look like the following – 

Clay Tile Roofing 

Clay tiles ensure avant-garde quality; however, they are utterly expensive (£12.5 per square foot). Here are the pros and cons of using clay tiles for new roof installations. 


  • With clay tiles, you can find an array of colour options to choose from
  • With clay tiles, you can play with the fixing methods.
  • They can go well with shallow roof pitches, often as low as 15 degrees.
  • Clay tiles can mould to any shape. After moulding, they are baked like ceramic, ensuring their water-resistant ability.
  • You can play with the size when it comes to clay tiles. 


  • Clay tiles are fragile; they need specialist installation, making them appropriate for DIY roof replacement projects. Patterning and precisely cutting them is notably hectic. 
  • The cost is way too high. 
  • They are not an ideal fit for lightweight roof structures. Due to this reason, before proceeding with this kind of tile, consider taking the advice of a structural engineer.
  • In high winds, they may fall off.

Concrete Tile Roofing 

This cheap roofing option offers versatility in design and colour. Here are the goods and evils of using them. 


  • Concrete roof tiles are seriously durable. They can last for over half a century if you maintain them properly.
  • Maintaining concrete tiles is almost a piece of cake. An occasional cleaning along with moss and mould removal will do. 
  • They come in different colours, designs, and textures, making them visually appealing. Besides, they are fireproof. 


  • Being considerably heavy, concrete tiles require robust roof support. Consulting a structural engineer is essential to avoid potential roof strengthening challenges. 
  • As concrete tiles are of interlocking type, replacing them in small groups can look daunting. 
  • Despite being wind resistant, they may experience dislodging, allowing water in grace. Besides, they are very prone to mildew, moss, and mould.  


Made of reeds or straws, thatch always requires a specialist installation contractor, which raises the roof replacement cost. The material cost stands at something around £100 per square metre. Thatch has been used as a conventional roofing material for centuries. 


  • Thatched homes are out of trend. Typically listed buildings have thatched roofing, making them a heritage standard.
  • Thatch holds natural insulation abilities which help you maintain a comfortable in-house temperature throughout the year. As a result, you save a lot on your energy bills.  
  • If you can find an experienced and adept thatcher, you can give your roofing a different degree of aesthetic appeal. 
  • It’s durable and lightweight, so it doesn’t require special roofing support.


  • Labour costs are exceptionally high for thatch roofing.
  • As thatch is an organic material, it’s prone to decay and decomposition. Due to this reason, you need to take a lot of precautions to prevent fungal attacks and other decay and decomposition-related issues. 
  • Homeowners’ insurance may cost more if you own a thatched house. This is because thatches are more prone to fire damage, making the insurance amount higher than houses with tiled, metal, and concrete roofs. 

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Asphalt Shingle Roof

An asphalt shingle roof is commonly used for pitched roofs that are laid in an overlapping style. Asphalt shingles typically come in a rectangular and flat shape. You can also find them in horizontal and square designs. 


  • Asphalt shingles are satisfactorily durable. They can last for more than a quarter of a century. 
  • Installation of asphalt shingles is easy. 
  • Installing a new asphalt roof doesn’t push you to break your bank – it’s cost-efficient. 
  • It can withstand UV rays. 
  • Asphalt shingles offer a classy look and are available in various styles and colours. 
  • You can Asphalt shingles individually. Besides, they are not prone to rust. 


  • High winds can damage them. 
  • Asphalt shingles are prone to mildew accumulation. 
  • Insulation is not that cherishable, which makes it less energy efficient. 

Metal Roofing 

Metal roofs are worthwhile considerations for roof replacement. They are eye-catching and trendy. 


  • Metal roofs boast an excellent life expectancy. Their extended lifespan serves to offset higher upfront costs. 
  • A metal roof can be highly energy efficient. It can reflect radiant heat from the sun, reducing heat gain and keeping your home cooler in summer. Besides, when you add insulation to metal roofing, it ensures lower bills in winter as well. 
  • Metal is one of the most environmentally friendly materials for roof replacement. 
  • Metal roofings typically contain a lot of recycled material, making them sustainable. Besides, the metal roof itself is recyclable, preventing any landfill waste. 
  • Metal roofs make properties energy efficient, aesthetically appealing, trendy and sustainable. That eventually increases the property value.


  • A metal roof can be unimaginably noisy in rainy weather. In a hailstorm, it’s going to be nothing but an absolute nightmare. 
  • The installation process is very energy-intensive. 
  • Pretty much expensive – The sticker price is much higher than the other options.
  • Installation of metal roofs requires special tools and expertise, making the labour cost high.

Cornish and Welsh Slate

Despite being relatively expensive, Welsh and Cornish slate roofing is one of the best choices for roof replacement. 


  • Gives a pleasing appearance to the property 
  • Slate roofing is highly durable. Being a natural stone, it can withstand extreme weather conditions and fire.
  • It absorbs less water, preventing the chances of mould growth. 


  • Pretty heavy, so it requires a robust roof structure. If you are changing any lightweight roofing material with slate, the recommendation of a structural engineer is essential. 

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Roofing Types 

The cost of a roof replacement project depends on the type of roofing. Any unusual type may increase the roofing cost while the common ones are less labour-intensive and costly. 

Shed roof

More common in one-storey extensions, a shed roof is a gradient set at a steep pitch. It’s also known as a skillion roof or pent roof. It doesn’t have any hip, ridge, valley, or sloping. 


This easy-to-build and simple roofing boast two sloping roof plains that come together at a ridge. It forms end walls with a trilingual extension. 

Flat roof

A low and non-existent pitch roof is referred to as a flat roof. For constructing flat roofs, roofing companies typically use timber frames covered in a sturdy material like felt, bitumen, or concrete. 

Hip roof

The hip roof has all side slopes that go downwards to the walls. A house with a hipped roof has no gables or other vertical sides. 


A roof with four sloping sides is called a mansard roof. Unlike hipped roofs, each of the sloping sides of a mansard roof turns steeper halfway down. The roof carries a French origin, and they are typically found in attic rooms.

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How Is the Job of Roof Replacement Carried Out?

Roof construction is typically classified into cut roofs and truss roofs. A cut roof boasts rafters and joists of different lengths. On the other hand, truss roofs feature a structural framework of timbers that bridge the space above a room.

Constructing a Cut Rafter Roofing

A cut rafter roof is cut on-site to develop a framework on which your roofing companies fix the covering. Here’s how your roofer executes the job.

  • First, the professional attaches a wall plate at the top. It helps support the joists and rafters. 
  • Then, the roofer cuts the rafters precisely, matching the length. These cuts feature birdsmouth cuts’ that allow the rater toe to rest on the wall plate, preventing them from pushing outwards. The standard distance between rafters in the U.K is 400mm, 450mm or 600mm apart.
  • Once done, the roofer places a ridge board between each pair of rafters, ensuring the correct distance between rafters.
  • Across the building, the timbers and joists are set horizontally. Roofers prevent raft spread by fixing joists to the wall plate.
  • Once the rafters are erected, roofers attach purlins to support the roofs.
  • Finally, they install horizontal collar beams between opposite rafters, provisioning extra support and strength.

Constructing a Truss Roofing

Truss roofs are made in a workshop or factory. They follow the design given by a structural engineer. The rafters of a truss roof are fixed together with a built-in joist, producing an A-frame. The A-frame uses timber with cross-sectional dimensions. It helps to withstand applied loads, making things safer. 

Covering a Roof 

The roofer may choose to cover the trusses or rafters in boards according to the design of the roof. They also install a water-resistant membrane to cover the surface entirely. 

Next, nail tiling battens horizontally to the rafters (or boards) at a vertical distance apart to suit the type of tile or slate you intend to use. 

Then, the professional nails tiling battens horizontally to the rafters maintaining a vertical distance. That helps ensure that the set-up suits the type of tile or slate you use. Finally, they install the slates or tiles thoroughly, maintaining the proper overlap per the roof’s pitch and covering. It ensures that rainwater doesn’t blow under the tile. 

To determine which type of roof replacement you will use, you should always reach out to an adept roof replacement contractor. That will help you reach the right decision because only a skilled roofing professional knows what roof structure will suit your property the best. Besides, such professional roofing companies are well acquainted with the must-adhere UK building regulations, which specify the size of timber and the distances for different spans and pitches. 

To find out the best roofing contractors in your area, visit Their extensive database will help you find the best match which suits your roof replacement budget. 

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Signs That Your House Needs Roof Replacement 

If you are unsure when to replace the roof of your property, check for the signs mentioned below. 

  • A crack or missing tiles 
  • Damaged bedroom ceilings  
  • Cracked lofts 
  • Saggy ridge 
  • Ceilings with excessive moulds and moss 

If you notice any of the signs, contact a roofing contractor at the earliest. Get things inspected so that nothing goes wrong. 

Advantages of Re-Roofing

Despite the daunting roof replacement cost, re-roofing your property is essential. A failing roof can decrease the property value drastically. Besides, you face inconveniences like insects and bird intrudes, leaked water in the rainy season, sun and wind exposure, etc. From the water-related issues, including plaster falling off the walls, electrical problems, mould growth, and dampness. 

When you pay a little attention to roof repair, it ensures long-lasting, well-maintained, and value-driven property. 

Planning Permission and Building Regulation in the UK

To install a new roof, you typically don’t need planning permission. However, you need to comply with a few restrictions to get a new roof. 

  • The alterations must not be higher than the roof’s highest point. 
  • Alterations must not raise the roof by more than 150mm.
  • The side-facing windows shouldn’t carry any uncovered glass. Besides, their opening should be more than 1.7 m above the floor. 

For more information, you can click here! 

*Note: Before starting the roofing project, ensure that there are no protected species in your loft. It includes bats, dormouse, birds, etc. If there are any, you must acquire a licence before getting your hands dirty with the roofing project. 

Remember, adhering to building regulations ensures that your roofing project will be successful and you will secure a structurally strong and sound roof over your head. 

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FAQs Regarding Roof Replacement 

  • How Often Should I Replace My Roof?

It depends on when you last replaced your roof and the covering type of your roof. Typically, a high-quality tiled roof lasts more than half a century, and a real slate roof can last as long as a hundred years. 

  • What’s the Best Time to Replace My Roof?

The best time to replace your roof is early autumn or late summer. Excessive cold or wet weather is not ideal for the job. So start finding your roofing contractor and organising the permissions during the early summers. 

  • I Am Selling My House. Should I Replace My Roof?

While replacing the roof before selling the house is not essential, you should consider getting in touch with a qualified professional before closing the deal. That will help you determine potential problems that can obstruct the sale. 

The cost of installing a new roof is indeed hefty. However, the benefits of re-roofing outweigh the replacement of roof costs. To get an idea about a new roof installation cost, consider checking out Leveraging their database of experienced and reputed roofing contractors, you can turn your roof into a more robust and sturdier one. Ask for a quote and learn about various roof replacement costs, including garage roof replacement costs, roof decking, home roof replacement, and much more. 

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