New Roof Cost UK 2026

A new roof is one of those jobs most homeowners hope to avoid, but when it needs doing, it needs doing properly. A failing roof causes damage to everything below it. The good news is that a well-installed roof should last 50 to 100 years depending on the material, so this is genuinely a once-in-a-lifetime investment for most homes.

What affects the price

Roof size is obviously the biggest factor. A typical 3-bed semi has a roof area of around 50 to 70 square metres. A 4-bed detached might be 80 to 120 square metres. Material choice is the second factor — concrete tiles are the cheapest, clay tiles and artificial slate sit in the middle, and natural Welsh or Spanish slate is the most expensive.

Access and scaffolding make a significant difference. Scaffolding for a standard semi costs £600 to £1,200 for a two-week hire. Difficult access (narrow side passages, conservatories in the way, listed building constraints) can push scaffolding costs higher.

Materials costs

Labour costs

A roofing team (usually 2-3 workers) costs £250 to £400 per day for the team. A full re-roof on a 3-bed semi typically takes 3 to 5 days in good weather. Bad weather can extend this significantly — roofers cannot work safely in high winds or heavy rain.

Lead flashing work around chimneys, valleys and abutments is a specialist skill and often quoted separately at £300 to £800 depending on the amount needed.

Signs you need a new roof

Daylight visible through the roof boards from inside the loft. Multiple slipped or cracked tiles. Sagging or dipping roof line. Persistent damp patches on upstairs ceilings. Moss growth is not necessarily a problem — many UK roofs have moss and are perfectly functional. But if the tiles beneath the moss are crumbling or flaking, that is a sign the tiles have reached end of life.