New roof cost
A new roof typically costs £9,000 in the UK, with most jobs between £4,600 and £18,000. That includes VAT at 20%. There is no grant for this work, so the figure above is what you would actually pay.
- Typical range £4,600–£18,000
- Most people pay £9,000
- VAT 20%
- On site 5–10 days
What you would actually pay
Typical 3-bed semi · UK- Typical installed cost New roof, supplied and fitted
- £7,500
- VAT at 20% Standard rate
- £1,500
- Net cost to you
- £9,000
If you borrowed £9,000.00 over 36 months at 0.0%, it would cost £250.00 a month — £9,000.00 in total, of which £0.00 is interest.
Illustration only — not a quote, not an offer of credit, and not financial advice. Rates depend on your circumstances and creditworthiness.
Where the money goes
| Element | Typical range |
|---|---|
| Scaffolding Up for the duration of the job, and priced by the week on longer ones. | £600 – £1,300 |
| Stripping the old covering Including skips and disposal, which is charged by weight. | £500 – £1,200 |
| Felt, battens and fixings The layer that actually keeps the water out. | £400 – £1,000 |
| Tiles or slates Concrete is cheapest; clay and natural slate cost considerably more. | £1,300 – £7,500 |
| Ridge, hips and flashing Leadwork around chimneys and valleys, and dry-ridge systems. | £500 – £1,900 |
| Timber repairs Only known once the roof is stripped, which is why quotes carry a provisional sum. | £0 – £2,100 |
Guide prices. Your actual cost depends on your property, access and specification.
What should be in a quote
If a quote is missing any of these, ask why before you compare it with another.
- Scaffolding, and how long it stays up
- Stripping and disposing of the old covering
- The exact tile or slate, named by make and model
- New felt and battens, not reusing the old
- Leadwork to chimneys, valleys and abutments
- What happens if the timbers turn out to be rotten
- Guarantee length, and whether it is insurance-backed
What moves the price
- The covering you choose
Concrete tiles are the cheapest option by some distance. Clay adds roughly half again, and natural slate can double the material cost on the same roof.
- What is under the tiles
Rotten battens or rafters are invisible until the roof is stripped. A good quote says what the hourly rate is for replacing them rather than pretending it will not happen.
- Access
A terrace with no side access, a three-storey property, or anything needing a scaffold over a pavement all add cost before a single tile is lifted.
- Roof shape
Valleys, dormers, hips and chimneys each need cutting and leadwork. A simple gable roof is far quicker than the same area broken up by detail.
Common questions
How long does a re-roof take?
Five to ten working days for a typical semi-detached, weather permitting. Scaffolding usually goes up a day or two before and comes down a few days after, so allow a fortnight from start to clear site.
Do I need planning permission?
Not usually for a like-for-like replacement, which counts as permitted development. You will need it if the property is listed or in a conservation area, or if you are changing the roof line or the material to something visibly different.
Should I repair or replace?
If the covering is sound and the problem is localised, a repair costing a few hundred pounds can buy another ten or fifteen years. Once you are patching the same roof two or three times a year, or the felt has perished across a whole slope, replacing usually works out cheaper.
Why is there VAT on this when heat pumps are zero-rated?
Zero-rating applies to energy-saving materials. An ordinary re-roof is standard-rated at 20%. If you add insulation or solar as part of the same job, that element may be treated differently, so ask your roofer to itemise it.