New Roof Cost UK 2026: Replacement Prices by Type and Material
A new roof on a 3-bed semi costs roughly £6,500-£14,500 in 2026, or £120-£275 per m². See prices by property and material, plus a free roof cost calculator and quote red flags.
A roof replacement is a big, infrequent, and scam-prone job. Most people will buy one or two roofs in a lifetime, doorstep sellers know it, and the price range is wide enough that a padded quote is easy to miss. This guide gives you 2026 prices by property and material, a calculator, and the lines a fair roofing quote should include.
Quick cost summary
Full roof replacement, stripped and re-covered including new battens and breathable membrane:
| Property | Concrete tile | Clay tile | Natural slate |
|---|---|---|---|
| Terrace | £5,000-£8,000 | £6,500-£10,000 | £8,000-£14,000 |
| 3-bed semi | £6,500-£10,500 | £8,000-£13,000 | £10,000-£16,000 |
| Detached | £9,000-£14,500 | £11,000-£18,000 | £14,000-£25,000 |
That works out at roughly £120-£275 per square metre. Scaffolding (usually £800-£2,000) is normally quoted separately and on top.
Prices based on UK trade averages and MyBuildAlly quote analysis, mid-2026. Pitch, access, and the state of the timbers move these figures.
Estimate your roofing cost
The calculator below covers repairs, partial re-roofs, and full replacements by material and property type. Get a ballpark, then read on for what should be in the quote.
Roof Repair / Replacement cost calculator
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Prices last updated February 2026. Indicative UK averages; your quote will vary by spec and location. Want the full version with every option? Open the roof repair / replacement calculator.
What drives the price
Material
Concrete tile is the cheapest and most common. Clay costs more and lasts longer. Natural slate is the most expensive, roughly double concrete, but lasts the longest and is often required on period or listed properties to match.
Property size and pitch
A bigger, steeper roof is more square metres and more labour. A complex roof with multiple hips, valleys, and dormers costs more per square metre than a simple gable roof because of the cutting and detailing.
What is underneath
A good re-roof is not just new tiles. It strips back to the rafters, replaces the battens and the underlay (the breathable membrane), and renews the leadwork at valleys and chimneys. If the timbers are rotten, that is extra. A quote that is suspiciously cheap may be tiling over old felt, which fails early.
Scaffolding
Working at height needs scaffolding by law. It is a real, separate cost (£800-£2,000), and a quote that does not mention it is either hiding it or cutting a dangerous corner. See our scaffolding cost guide for what is fair.
Roofing quote red flags
Roofing attracts more doorstep and storm-chaser selling than almost any trade. Watch for:
- No scaffolding line (hidden cost or unsafe work)
- "We just need to replace a few tiles" that becomes a full roof once they are up there
- Pressure to decide today or "we are working next door"
- No breakdown of strip, battens, membrane, tiles, leadwork, and scaffolding
- Cash-only and no written guarantee
Our roofer quote red flags guide goes deeper, and how to check roofing work covers inspecting the finished job.
What a fair roofing quote includes
- Strip and dispose of the old covering
- New battens and breathable membrane (not tiling over old felt)
- The tile or slate type and whether it matches existing
- New leadwork to valleys, chimneys, and abutments
- Ridge and verge detail (mortar-bedded or dry-fixed)
- Scaffolding, as a separate line
- Guarantee on workmanship and materials
Check your roofing quote
Roofing is high-ticket and high-variance, which is exactly where a padded or incomplete quote costs you most. Upload your quote and we check it line by line against the benchmarks above, flagging missing scaffolding, vague scope, and prices that sit outside the fair range. It takes under a minute.
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