New Roof Costs UK 2026
Re-roofing a typical house, replacing a flat roof, and what drives the price.
5 min read · Updated 2026
Key takeaways
- ›A new tiled roof on a typical 3-bed semi costs £5,000–£9,000.
- ›Flat roof replacement is cheaper, from £1,500–£4,000.
- ›Scaffolding, skip hire and felt/battens are often extras — check the quote.
Price drivers
Roof size and pitch, the tile or covering type, ease of access, and whether the underlying timber, felt and battens need replacing all drive the cost. Stripping multiple layers of old tiles, repairing chimney stacks, or replacing rotten rafters all add to the bill.
Typical price ranges (UK 2026)
- •New tiled roof, 3-bed semi: £5,000–£9,000.
- •New tiled roof, 4-bed detached: £8,000–£14,000.
- •Flat roof replacement (felt / GRP fibreglass): £1,500–£4,000.
- •Concrete interlocking tiles are cheaper than plain clay or slate.
- •Chimney repointing / removal: £500–£2,500.
What to check in the quote
Confirm the quote includes scaffolding, skip hire, felt and battens, and removal of all old material — these are common extras. Ask whether the roofer is replacing like-for-like or upgrading the membrane to a breathable felt, and what guarantee they offer. A new roof should come with a written workmanship guarantee of at least 10 years.
Frequently asked
How long does a re-roof take?
A typical 3-bed semi re-roof takes 4–7 working days weather permitting.
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