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Roof replacement cost

Your roof is amongst one of the most essential parts of your home, as it’s what protects your property from the elements. Unfortunately, from time to time, roofs can suffer damage and might need to be repaired. In this checklist, we go through everything you need to know about fixing your roof problem.

How to calculate roof replacement costs

If your home has been hit by a major storm or is very old, then it might need to have its roof replaced. This is normally only required in extreme circumstances. However, if necessary, it’s a job that can’t be avoided. Whilst it’s not exactly cheap to replace the roof on a home, there are ways to complete the job in a cost-effective manner. The costs associated with the job will depend on a few things, such as:

• The roofer you hire
• The size of your roof
• The types of material you want to use
• Whether you’re altering the current roof style

How much does a full roof replacement cost?

Getting a full roof replacement will vary a great deal depending on the location and the roof type. The UK national average cost to replace a roof is £5,500 with most homeowners spending between £3,000 and £16,300. Roof installation cost ranges from £300 to £380 per square metre depending on the roof size and materials used in roofing.

Expect to spend £1,050 to £2,100 to remove your current roof before installing a replacement.

Replacement Roof National AverageLower Range £Upper Range £
Scaffold Hire £800£1000

How much does a roof repair cost?

Use our roofing repair cost calculator to get a better idea of what you should expect to be quoted.

Type of Roof (Replace)Total roof area (m²)Area to be replace (m²)Total roof area (m²)Repair Cost
Pitched (Clay)1110£180
Pitched (Clay) +Felt1110£1,465
Pitched (Concrete)1110£140
Pitched (Concrete) + Felt1110£1,245
Pitched (Slate)1110£170
Pitched (Slate) + Felt1110£1,395

Note:*The cost range(s) in our guides are estimated average costs based on current market research and input from our expert tradespeople. It’s entirely possible that on occasion various factors including the scope of the project, quality of selected products, regional product cost and labour cost differences may mean that prices you actually find may be different. We aim to give a sensible ballpark estimate price for a quality job but prices are for general guidance only.

When reaching out to roofing contractors, it’s best to get at least three different quotes and to use a trusted tradesperson site, like Checkatrade.

Are there any additional costs for a roof replacement?

There are a number of additional costs associated with roof replacements that might not always be included in the quote. For one, most contractors will expect the existing roof covering to be stripped off and removed before they’ll start work. Similarly, many roofing contractors will expect good access to the roof. If this is not possible, some tradespeople might turn down the project, or look for an additional fee. As always, it’s highly likely that VAT won’t be included in the quote, so remember to add that on too.

What are the benefits of re-roofing?

If your roof has only suffered minor damage, then it might be better to just have it re-roofed. Re-roofing is the process of layering one set of new shingles over a set of existing shingles. Unlike a roof replacement, it doesn’t involve completely tearing off everything on the roof.

Enlist a roofing contractor to examine the roof and make the judgement of whether it needs re-roofing or not. If your roof has suffered serious damage, e.g. from a storm, then re-roofing could cause further damage. However, in most cases, it will be fine to re-roof a home, and the process has several benefits, such as:

Provide stronger support

Re-roofing a home gives it extra support by adding another layer of protection against potential damage. It can also be used to patch over any minor damage in the roof’s structure.

Provide a facelift

It’s hard to underestimate the effect your roof has on the aesthetic of your home. After years of use, tiles and shingles can become discoloured. Replacing tiles can bring your roof back to life and improve the look of your home.

Quick and easy to do

When compared to a roof replacement, re-roofing is a pretty simple process. Most roofing contractors will only need a couple of days to cover minor fixes.

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How long should a roof repair last?

Most roofs last around 20 years without needing any work. Fortunately, more modern roofing materials can last a lot longer. If you build your roof out of metal, then it can last between 50 to 100 years. Similarly, clay and concrete roof tiles will last between 25 to 40 years. However, the life expectancy on roofs of any material will be affected by things like bad weather.

roof replacement cost

How do you repair a flat roof?

Due to their design, flat roofs tend not to last as long as standard designs and will need replacing more often. In general, flat roofs will last around 20 years, but only if they are correctly maintained. Without the right maintenance, flat roofs can quickly become a problem.

Flat roofs are constructed from several different parts, which can all be fixed independent of each other. Therefore, the cost of replacing the roof will depend on how many elements of the roof need replacing.

How much does flat roof replacement cost?

Different suppliers will charge differing prices, but flat roofs tend to be cheaper to replace than standard designs. Depending on what needs fixing, flat roof system replacements will cost between £750 – £1,200. There can be additional costs, which generally occur if the contractor needs to replace either the guttering, fascias or soffits. Similarly, if contractors need to fit any extra insulation to help the roof meet building regulations, then this will also be charged for.

For a more in-depth review of roofing repairs versus full roof replacement read our cost guide.

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