How much does a new roof cost?

A new roof will protect your home from weather related damage, reduce your energy bills and will increase the value of your home.

This roofing guide reveals how much a new roof should cost and the price of different roofing materials.



What is the average price of a new roof?

The price of a brand new roof will depend on the type of material used, whether the installation requires scaffolding and the size of the roof. As a guideline, the average cost of a new tiled roof is £4,952.

The roofs on the majority of homes are made from either tile or slate and are normally raised or pitched. Cement tile roofs are cheaper than slate which tends to last longer but requires more of the material to cover an entire roof.

Garages or outbuildings with flat roofs are usually made from felt and newer materials like PVC.



How much do roof tiles cost?

The most common type of roof tiles are made from cement or clay and are a popular choice for modern homes. Cement tiles are cheaper, costing around 70p compared to a clay tile which costs around £1.20.

The difference in price reflects the durability. Cement tiles normally last between 40-50 years and clay are longer lasting with 50-100 years of wear.

The table below shows average costs to re-roof with plain tiles. These prices include labour but are exclusive of VAT.

Size of roof
Average cost to re-roof with plain tiles
Average time to complete re-roofing
Two bedroom terrace house
£3,555 - £5,570
5 days
Three bed semi-detached house
£4,355 - £6,890
7 days
Four bed detached house
£5,260 - £8,550
10 days


How much does a slate roof cost?

Slate is often found on period or traditional homes. It’s grey colour and texture created by layering provides an attractive aesthetic. Compared to tile roofs, natural slate has a longer lifespan, lasting 120 years or more. It is also more expensive, requiring more slates to fill the roof.

The table below shows average costs to re-roof with slates. These prices include labour but are exclusive of VAT.

Size of roof
Average cost to re-roof with slate
Average time to complete re-roofing
Two bedroom terrace house
£3,875 - £5,910
7 days
Three bed semi-detached house
£4,790 - £6,875
9 days
Four bed detached house
£6,110 - £10,560
13 days

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Small flat roof costs

External buildings like garages and extensions with flat roofs will not use tile or slate but other materials. The most popular material for flat roofs is felt but there are other materials on the market now such as fibreglass and PVC.

The table below shows average costs to re-roof different types of small flat roofs. These prices include labour but are exclusive of VAT.

Size of roof
Average cost to re-roof
Average time to complete re-roofing
Single garage roof
£780 - £1,025
1 - 2 days
Conservatory roof
£805 - £1,180
1 - 2 days


See also:

  • How does a new conservatory roof cost?
  • What is the best conservatory roof material?


  • New roof installation or repair?

    New roof with guttering

    It’s a good idea to have your roof and gutters checked once a year to assess whether any repairs need doing or, for more serious cases, to determine if you need to replace the entire roof.

    Common repair situations might be when a household is experiencing leaks caused by a damaged or missing tile that may have blown off in the wind. In these cases, replacing your entire roof is not necessary and will only require a repair job to replace the tile. Learn more about roof repair costs.

    For homes that experience extensive leaking to the point where their roof is failing to keep out water and is evidently damaged beyond repair, this is when you will need to consider a complete replacement.

    At this point, it might also be worth investing in new technology to make your home more eco-friendly for the future. Solar panels could be a good way to soften the blow of the cost by making a return on the new roof through lower energy bills.

    See also:



    What will affect the price of re-roofing?

    There are a few factors that will affect the price of installing a new roof. If extensive work is carried out on a property of over one storey, scaffolding will be required which will raise the price given the time it takes to assemble.

    Other variables that will affect the price are the cost of the material, how easy it is to access the roof, the size and the current state of the roof. Then there will be the costs for labouring hours and removal of waste.

    Costs will be added if there are any unforeseen obstacles a roofer might run into during the project.



    How much does replacing soffits and fascias cost?

    Fascias and soffits are an integral part of your roof that will also need to be replaced over time. Fascias are the vertical band under the roof’s edge that act as a cornice.

    Soffits are the boards underneath the fascias which can be seen from street level. Their purpose is to help air flow into your attic.

    The table below shows average cost and time to replace soffits and fascias. These prices include labour but are exclusive of VAT.

    Size of roof
    Average cost to replace soffits and fascias
    Average time to complete re-roofing
    Single garage roof
    £1,195 - £1,985
    2 - 4 days
    Conservatory roof
    £1,340 - £2,405
    3 - 5 days
    Single garage roof
    £1,755 - £3,210
    3 - 6 days


    How do I get the best price?

    When searching for the best price for your roof, it’s important to compare at least three companies and what they can offer you.

    Ensure you ask about what other factors might drive up the cost, for example, if your property requires scaffolding which is expensive to assemble.

    Ask each company you assess whether it’s viable to install slate tiles on your roof. This is the most popular material and has a long lifespan which will provide you with longer term benefits.



    How long will my new roof last?

    Taking care of your roof with annual check-ups is one way to ensure it lasts longer by keeping the guttering clear and replacing any damaged or missing tiles.

    It will also depend on what material your roof is made from. Cement tiles normally last between 40-50 years and clay are longer lasting with 50-100 years of wear. Natural slate has a longer lifespan, lasting 120 years or more.



    How do I find a good roofing contractor?

    The Eco Experts can help you compare prices of trusted roofing contractors from up to four companies in your local area. We also recommend looking at local installers on Which? Local Traders database. Always agree the price, how this will be paid and the finish date before any work starts.


    Compare New Roof Prices in Your Area



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