Roof replacement: Cost breakdown 2025

Of all the home improvements you can pay for, installing a new roof is one of the most expensive. Here, we break down all the costs involved in a roof replacement, so you can budget carefully and avoid any nasty surprises.

Time for a roof replacement? Careful budgeting is vital.

This guide breaks down everything you need to know about new roof costs to help you budget smart. From useful cost calculators to expert insights about factors affecting the price, we’ve got you covered.

How much does a roof replacement cost in 2025?

The average cost of a roof replacement in the UK is £7,000, with most homeowners spending between£4,000 - £19,000 (the higher costs will be for a larger, more complex slate hip roof).

If you're not looking for a complete roof replacement, check out our guide to roof repair costs.

How much does a new roof cost in the UK?

The average cost of a new roof is £7,000.

However, costs can range massively from £120 - £275 per m².

Usually, prices will be much the same regardless of whether you’re investing in a brand new roof for a new build or simply replacing your existing roof.

Instead, the main factor that will influence your overall cost will be the roof type:

• Average new hip roof cost: £9,250 - £18,000

• Average new gable roof cost: £7,000 - £16,250

• Average new flat roof cost: £2,800 to £7,500

These costs are based on an average area of:

• 64m² hip roof

• 64m² gable roof

• 32m² flat roof

Of course, your full roof replacement costs will also vary based on the design of the roof, the roof tiles chosen, the size of the roof, and where you live in the UK.

Roof replacement cost UK: Job estimator tool

Use our job estimator tool to calculate how much you should expect to pay for a replacement roof.

Factors affecting the cost of a new roof

As we’ve touched upon already, there are lots of different factors that can affect the cost of your new roof. Yes, the main one is roof type. But your roofing contractor will also factor in many other considerations. Here are some of the main ones.

Project complexity

The scope and complexity of your project will have a big bearing on your overall cost. As an example, building a pitched roof is major structural work (especially if you're converting it from a flat roof), and so will cost more.

Similarly, if your project involves working around solar panels and Velux windows, this can add labour time and therefore cost.

Project length

The longer your project takes, the higher your labour costs will be. The size of your roof, complexity of the project, accessibility of the work site, and roofing materials chosen can all affect how long your project takes to complete – and therefore how much you pay.

Roof materials and finish

Quotes will be significantly affected by the tile material you require. When it comes to tile roofs, clay tends to be the cheapest, followed by concrete. Meanwhile, slate is the most expensive.

Our guide to roof tile replacement costs goes into more detail.

Regional differences

The cost of labour varies up and down the country. In particular, prices tend to be higher in the South West and big cities like London.

Use our search box below to get quotes from roofers near you.

Hidden costs to watch out for

When you receive a roof replacement quote, check what is and isn't included in the cost. Your roof replacement cost estimate will include all the roofing material and labour time.

However, there will likely be additional cost estimates for things such as:

• Scaffolding

• Existing roof removal

• Skips for disposing of waste

Here are some costs to bear in mind so you don’t come across any big surprises during your roof replacement project.

Solar panels

Removing and re-installing solar PV panels before and after the roofing works is easy. But it will come at an additional cost.

Costs will vary based on factors like:

• Is the tile type changing? If yes, the roof fixings for the panels will change, so that becomes more costly

• Will the PV panel location or layout change? If yes, the number of fixings and rails required increases, so again, it is more costly

• Are you re-installing the same number of PV panels? If not, it may be more expensive as more or different inverters are required

• Is the pitch or orientation of the roof changing? If yes, the performance of the system may be different, so again, the inverters may need replacing

We always recommend speaking to your original solar PV panel installers at the same time as your roofing replacement company. The works are heavily linked and will generally follow the schedule:

1. PV system electrical isolation

2. PV system removal

3. Roofing works

4. PV system re-installation

Top tip: Be aware of any warranties/guarantees that may be in place, and speak to your original installer before doing any work. You could potentially void your warranty by not using the original installer for any modification works.

Additional fixtures and features

If you need work carried out to other fixtures and features at the same time as your roof replacement, this will come at an additional cost.

For instance, this might include:

• Velux windows

• Vents

• The chimney

• Fascia and soffit boards

• Guttering

In particular, it’s often a good idea to replace your gutters at the same time as your roof if they’re showing signs of wear and tear. This is because you can save on labour costs by having everything done at once.

Roof removal

Before you install your new roof, you’ll need to remove your existing one.

This will usually come at an additional cost.

As a rough guide, you’ll need to budget around £1,000 - £2,500 to remove your current roof, on top of the new roof costs outlined above.

Roof insulation

Since 2010, homeowners have been required to update loft insulation to comply with current Building Regulation Standards when re-roofing.

This is to improve the thermal performance of your home, and reduce your carbon footprint.

The update applies if your home:

• Is being re-roofed

• Has more than 25% of its existing roof replaced

• Is to have an addition of at least 25% of the size of the existing house added

A checked loft lining installer can advise on your new roof requirements. But as a general guide, here are the recommendations:

• Glass wool - the recommended minimum insulation depth is 270mm

• Rock wool - the suggested minimum is 250mm

Scaffold hire

Scaffolding is a must for a roof replacement project.

Costs can vary based on factors like:

• Your home’s accessibility

• The size and height required

• The duration of the project

However, as a rough guide, the cost to set it up and remove it – plus weekly hire – is £700 - £1,300.

Skip hire

Last but not least, check whether or not skip hire has been accounted for in your roof replacement quote. Often, it’ll be combined with the cost to remove your existing roof.

However, if not, you’ll be looking at around £320 per week for a 6 - 8 yard skip.

Do I need a new roof?

Not 100% sure whether your roof needs replacing?

Here are some of the key signs that a roof replacement should be on the cards.

Water damage

If you notice staining on your interior walls or the ceiling, then there's very likely a leak. Head up into the loft and look to see if you can spot the leak and confirm it's the roof.

Misshapen, sunken or missing tiles

Think that your roof doesn’t look quite right? This could be due to structural sagging or missing roof tiles. Either way, it's worth getting your roof checked by a tradesperson.

Worn-looking chimney flashing

Flashing is the grey-looking material that protects roof joints. Over time, old rooftop flashing will wear, allowing rain into your home. It could be time to review the entire roof structure if it looks patchy or peels away.

Moss and mould growth

Check the roof to see if there's a lot of moss and mould inside your home.

Streaks of light coming into the attic

This is a big telltale sign that your roof needs urgent attention.

Damaged or rotten underlay

Have you discovered the underlay in your roof, and is it damaged or rotting? This is another big sign that it's time for a new roof.

Your roof is over 20 years old

Just like any part of your home that’s exposed to the elements, your roof will be subject to wear and tear over the years.

If your roof is over 20 years old, it’s worth getting it checked by a professional. More information about a roof's life expectancy can be found in our frequently asked questions.

Budgeting for a new roof: Checklist

There are a lot of different elements that go into the installation of a new roof.

A standard roof replacement project typically requires:

• Scaffolding

• Removal of the existing roof

• Roof frame

• Roof materials

• Insulation

• Fascia and soffit boards

• Guttering

What are the benefits of a new roof?

Re-roofing comes with a range of benefits. These include:

Improved protection

A new roof gives you the peace of mind that your home will be protected from the elements.

Increased energy efficiency

A re-roof can maximise the efficiency of your home by retaining heat better. This means less energy used to heat your home and fewer pennies on your energy bills.

A facelift for your home

It’s hard to overstate the effect your roof has on how your home looks.

After years of use, tiles can become discoloured. Replacing tiles can bring your roof back to life and improve the look of your home.

Adds value

A new roof can add value to your home and increase the kerb appeal for future buyers.

Find a checked roof replacement company near you

The cost of a new roof is considerable. That's why we always recommend getting at least three quotes from roof replacement companies in your area.

Make sure the tradesperson comes out to see your property rather than quoting from a satellite image. That way, you know they are assessing your roof properly, both inside and outside.

Remember, quotes will vary by the type of roof needed and will also be significantly affected by the tile material you require.

This is why, when seeking quotes, it's important to know what style of re-roofing you want and which type of tile – although an expert can help advise you if you’re unsure.

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Start your search for a local roof replacement company today.

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New roof cost: FAQs

How much does a replacement conservatory roof cost?

As a rough ballpark, the costs of conservatory roof replacement will be around £9,450.

Head over to our conservatory roof replacement cost guide for more details.

How much does a garage roof replacement cost?

The average cost to replace a single bitumen felt garage roof is £40 - £60.This includes around £525 for materials and £425 for labour.

However, the total cost will depend on a number of factors, including the size of the roof and the condition of the timber.

If the timber beneath the roof covering needs replacing, this will add around £500 - £1,500 to the costs provided above.

Meanwhile, if your garage roof has asbestos, replacement costs will generally be much higher. You should budget between £500 - £1,000 in asbestos removal costs if you need to get asbestos corrugated sheets removed and disposed of.

Depending on all the above factors, your replacement garage roof cost could be as high as £4,000.

What is the best roof for a garage?

The best roof for a garage will all depend on your priorities.

If your priority is reducing your new garage cost, a flat bitumen felt roof will be the most cost-effective option at around £40 - £60 per m². However, the downside of this roof type is that bitumen degrades when exposed to water and sunlight.

Other roof types may be more expensive, but they'll also last longer. The typical rubber roofing cost for a garage is around £70 - £100 per m², while a fibreglass roof is likely to cost you around £90 - £130 per m².

What is the average new roof cost in the UK?

The UK national average cost to replace or install a new roof is £7,000.

What affects the price of a new roof?

The price of a new roof will depend on lots of different factors, including the:

• Type of roof

• Roofing material

• Size of roof

How do I choose the right roofing materials?

That depends on your budget and how durable you want the roof to be.

As a general guide, building your roof out of metal can last between 50 to 100 years. Meanwhile, clay and concrete roof tiles will last 25 to 40 years.

A roofing specialist can advise you on what's right for your home.

Is a new roof worth the investment?

A new roof isn't just 'worth' the investment – in many cases, it's a 'necessary' investment.

While it's one of the most costly home improvements you can pay for, the benefits include improved protection, increased energy efficiency and even added value to your home.

How can I tell if I need a new roof?

There are plenty of telltale signs that it's time for a new roof. Look out for water damage, streaks of light coming into your attic, or signs of rotten or damaged underlay.

What is the cheapest way to replace a roof?

Flat roofs tend to be cheaper to replace than standard designs, but that's only an option for certain projects.

Generally speaking, installing a new roof isn't a project you can skimp on – you'll want it installed safely and efficiently. However, the benefits will far outweigh the costs in time.

Can you get a new roof with solar panels?

Absolutely. Adding new solar PV panels (or reinstalling panels from your existing roof) is relatively straightforward after the roofing work is complete.

Can I replace a roof myself in the UK?

If you're highly experienced with all the necessary equipment needed, there's nothing to stop you from replacing a roof yourself. However, we wouldn't recommend it. We think this job needs a professional finish to ensure it's structurally sound and weathertight.

Do roofing quotes include scaffolding?

Generally speaking, no. That's why it's always worth checking if it's included in the quote. To give you a general steer, the cost to set up and remove scaffolding, plus weekly hire is £700 - £1,300.

How long should a new roof last in the UK?

Most roofs last around 20 years without needing any work. More modern roofing materials can last a lot longer. However, roof life expectancy can be heavily affected by weather conditions.

How long will it take to replace your roof?

The time it will take to replace your roof will entirely depend on the size of the project. Expect anything from a week.

Do I need a bat survey to replace my roof?

Probably. A bat survey will be needed if there’s a ‘reasonable likelihood’ that bats are present and could be affected by the re-roofing work.

That said, every local authority will have a slightly different definition of when bat surveys are required – so, check with your local authority to be sure.

Do I need a building permit to replace my roof?

Yes, you’ll usually need building regulations approval to replace your roof.

As a general rule, this will be needed if you’re re-roofing more than a quarter of the roof area, or if elements like insulation or ventilation are being changed.

Your roofing company should be able to advise you, but if you’re not sure, make sure you check with your local authority.

Building regulations approval should be obtained before re-roofing work begins.

Do I need planning permission to replace my roof?

No, you won’t usually need planning permission to replace your roof – assuming you’re replacing it with a similar design and materials.

That said, it’s always best to check with your local planning authority to be sure.