How much does a new roof cost in the UK in 2026?

The short answer

A full re-roof on a typical three-bed semi (about 85 m² of roof) costs roughly £7,000–£12,000 in concrete tile, £9,000–£15,000 in clay and £12,000–£20,000 in natural slate in 2026, including scaffolding and waste. Terraces come in lower, detached houses higher, and the South West sits a few percent above the national average.

Where the money goes

• The covering, per m² (supply and fit, including underlay and battens): concrete interlocking tile £80–£150; fibre-cement slate £60–£90; clay tile £120–£230; natural slate £100–£200.
• Scaffolding: £450–£900 for a terrace front, £750–£1,500 for a semi, £1,400–£2,500 to wrap a detached house. Usually 4–6 weeks' hire.
• Waste: £150–£450 for the skip or the wagon.
• Leadwork: a chimney's flashings and back gutter typically £350–£800; valleys priced per metre.
• Complexity: hips, valleys, dormers and a steep pitch add 15–30% to the labour.
• What's underneath: rotten battens or rafters only show once the old covering is off. A good quote says how that's priced.

How to compare quotes

Make sure each quote states the covering by name, whether scaffolding and waste are included, what happens if timbers need replacing, and the guarantee. A quote that's £2,000 cheaper because it excludes scaffolding isn't cheaper.

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