Three roofers, three prices: £7,000, £9,500 and £13,000. Which one is right? Searching for new roof cost UK figures will give you wide ranges, and none of them tells you why your roof replacement quote is different from the next. This guide gives published price ranges with sources, then shows how to compare roofing quotes like for like, so you judge the scope, not just the total.
How Much Does a New Roof Cost in the UK?
Here is what three UK sources say about the cost of a new roof UK homeowners can expect. Prices are indicative, as of November 2026, and the sources do not all state whether VAT is included, so always ask.
| Source | Figure quoted | Note |
|---|---|---|
| MyBuilder | £4,000 to £13,000 for a standard semi-detached or detached home (2026) | A separate MyBuilder guide gives £5,000 to £8,000 for a simple gable-end semi |
| Checkatrade | Average around £13,000. Labour around £130 per m²; supply and fit of tiles £120 to £275 per m² | Scaffolding and skip hire are extra. Updated June 2026 |
| FMB guide (citing Novello Chartered Surveyors) | Strip and retile: 2-bed terrace (60 m²) £7,500 to £12,500; 3-bed semi (80 m²) £10,000 to £15,000; 4-bed detached (120 m²) £15,000 to £20,000 | Check the guide for its current date |
For a rough new roof cost per m2, Checkatrade’s labour and tile figures show why totals differ. Roof area, covering and extras all multiply through. These are other companies’ figures, not ScopeCheck prices, and your local quote may differ.
New Roof Cost by Roof Type
The covering is one of the biggest drivers of roof replacement cost UK homeowners see. The table shows how the main options generally compare. It is a guide to relative cost, not a price list.
| Roof type | Relative cost | Short note |
|---|---|---|
| Concrete tile | Generally lower | Common on many UK homes. Weight and fixings matter. |
| Clay tile | Generally mid to higher | Longer-lasting look, but specification varies widely. |
| Natural slate | Generally higher | Premium material. Often needs skilled labour. |
| Flat roof (EPDM, GRP, felt) | Varies | Priced per m². Check the system and warranty. |
Concrete and clay tiles
Concrete tiles are common on UK homes and sit at the lower end of pitched coverings. Clay tiles tend to cost more and vary in specification. For both, Checkatrade’s guide shows how supply and fit per m² drives the total. Ask which product is quoted, not just “tiles”.
Natural slate
Slate is usually a premium option. Be careful with quotes that say “slate” without naming the type, because natural and man-made slate can be priced very differently.
Flat roofs: EPDM, GRP and felt
Flat roofs use systems such as EPDM (a rubber membrane), GRP (fibreglass) and felt. Felt can have a shorter lifespan than other systems, so ask about expected life and warranty as well as price.
New Roof Cost by House Type
Roofers price by roof area, pitch and complexity rather than bedrooms. Still, house type is a useful starting point. Terraced roofs are smaller but access can be awkward. A semi-detached roof with hips and valleys involves more cutting and detail. Detached homes usually mean a larger area. A bungalow has a large roof footprint relative to the house, so the re-roof cost for a bungalow can surprise people. Use the FMB figures above as a sense check, not a quote.
What Affects the Price of a New Roof?
- Size and pitch: more area and steeper or more complex roofs take more time and materials.
- Covering: concrete tile, clay, slate or flat systems all price differently.
- Access and scaffolding: Checkatrade lists scaffolding and skip hire as extra costs to budget for.
- Chimneys and leadwork: flashings and abutments add detail work.
- Hidden timber repairs: rotten battens or rafters may only show once the roof is stripped.
- Location: labour and access costs vary across the UK.
- Extras: fascias, soffits and guttering are often separate.
Is Scaffolding Included in a Roofing Quote?
This is one of the most common gaps. A quote may include scaffolding, price it separately, or not mention it at all. If it is not mentioned, do not assume either way. Ask who arranges it, how long the hire runs and what happens if the job takes longer. Our roofing quote guide covers scaffolding, waste and exclusions in more detail.
Extras That Change the Total
Beyond the covering, check items that often sit outside the headline price: fascias, soffits and guttering, chimney work, and insulation or ventilation. Some local authority guidance says insulation may need upgrading when a roof is both re-decked and re-covered, so ask your roofer and local building control what applies to your home.
What Should a Roof Replacement Quote Include?
This is where most comparisons go wrong. Our guide on what a roofing quote should include goes deeper. Use this roofing quote checklist as a start:
- Scaffolding, including erection, hire period and dismantling
- Stripping the old covering and removing waste, including skip
- Battens and breathable membrane
- The new covering, named by product
- Ridge and hip tiles
- Leadwork, flashings and chimney work
- Fascia, soffit and guttering, if included
- An allowance for timber repairs, and how extra work is priced
- Guarantee terms and who backs them
- VAT, deposit and stage payments
- Start date and expected duration
Why Roof Prices Vary So Much (and Why the Cheapest Quote Isn’t Always Cheaper)
So why are roofing quotes so different? Often the quotes do not describe the same job. One may exclude scaffolding or waste removal. Another may use a cheaper covering or a lower allowance for repairs. A third may include VAT while others do not. Allowances such as provisional sums can also hide uncertainty. See our guide to provisional sums in builder quotes.
That is why a roof quote too cheap to believe deserves a closer look, not an instant yes. Read builder quote much cheaper than the others? for what to check first.
Worked Example: Two Quotes, Same Roof
These figures are hypothetical, for illustration only. They are not UK market prices.
| Item | Quote A | Quote B |
|---|---|---|
| Headline price | £8,200 | £6,900 |
| Scaffolding | Included | Excluded |
| Waste removal | Included | Excluded |
| Leadwork | Included | Excluded |
| Timber repairs | Allowance stated | Not mentioned |
Quote B looks £1,300 cheaper. Suppose, purely for illustration, that the excluded items would add £1,200 for scaffolding, £500 for waste removal and £800 for leadwork. Quote B would then reach £9,400, above Quote A. In real life, ask Roofer B to price those items in writing before deciding. Neither quote wins automatically.
How to Compare Roofing Quotes Like for Like
Use these steps to compare roofing quotes, whether you have two or four.
- Ask every roofer to price the same specification.
- Request an itemised breakdown.
- Put VAT on the same basis.
- List every exclusion and allowance.
- Get answers in writing, then compare the revised totals.
How many roofing quotes should I get? Three is a common starting point, but the number matters less than whether they are comparable. Our guides on how to compare builder quotes and how to compare contractor estimates explain the method.
Payment Terms: Deposits and Stage Payments
Payment terms belong in the quote, not in a conversation. Ask what any deposit covers, whether payments are tied to stages of completed work, and what happens if the scope changes. Get variations agreed in writing before extra work starts.
Roofer Quote Red Flags
- Vague scope with no named materials
- Cash-only demands or no written quote
- A large upfront deposit (see how much deposit a builder should ask for)
- No proof of insurance or guarantee
- Pressure to accept “today only” prices
Questions to Ask Every Roofer
- Is scaffolding included, and for how long?
- Are waste removal and skip hire included?
- Which covering, battens and membrane will you use?
- How are timber repairs assessed and priced?
- Are leadwork and chimney work included?
- Is VAT included in this price?
- What deposit do you need, and when are stage payments due?
- Are you registered with a scheme such as TrustMark or NFRC, and can I see proof?
- What guarantee do you give, and who backs it?
- How long will the job take?
How Long Does a New Roof Take, and What Should Be in Writing?
Checkatrade says an average three-bed house with medium or large tiles takes about three to four days, with extra repairs adding time. Whatever the roofer tells you, ask for the expected start date and duration in the quote. Weather, hidden repairs and scaffolding arrangements can all affect the programme, so ask how delays will be handled and communicated before you agree.
Roof Repair vs Replacement: Which Costs Less?
A repair usually costs less upfront, but repeated repairs can add up on an ageing roof. Ask a roofer to explain why they recommend one over the other, and to price both if the choice is unclear.
How ScopeCheck Helps You Compare Roofing Quotes
Roofing quotes only help if you can compare them. ScopeCheck is built for that job: line up the quotes you already have and compare what each one includes, not just the headline price. We don’t sell your details to traders. See the compare roofing quotes page, an example report, or try a free preview of two quotes. ScopeCheck is provided by Dashient Ltd, a UK digital growth agency.
Frequently Asked Questions
How much does a new roof cost in the UK?
Published 2026 guides range widely. MyBuilder cites £4,000 to £13,000 for a standard semi-detached or detached home, and Checkatrade averages around £13,000. Your price depends on size, covering and extras.
Is scaffolding included in a roofing quote?
Not always. Checkatrade lists scaffolding and skip hire as extra costs to budget for. Ask each roofer whether it is included, and get the answer in writing.
What should a roofing quote include?
Scaffolding, stripping and waste removal, battens, membrane, the named covering, ridge and hip tiles, leadwork, guttering if applicable, guarantee, VAT and payment terms.
Does roof replacement cost include VAT?
It depends on the quote and the source. Not every price guide states it. Ask each roofer to confirm VAT and put all quotes on the same basis.
How many roofing quotes should I get?
Three is a common starting point. More important is that each quote covers the same scope, so you can compare them fairly.