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How Much Does a New Roof Cost in the UK

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A roof is one of the most important parts of any property, protecting it from weather damage and maintaining structural integrity. As such, keeping your roof well-maintained with timely repairs or replacement when needed is essential.

Installing a new roof is a significant investment for any homeowner. When budgeting and planning for a roof replacement project, it is crucial to understand the key factors that influence overall costs so there are no expensive surprises down the line.

The cost of a new roof in the UK depends on several variables, including:

  • Type of roofing material chosen
  • Size and pitch of the roof
  • Accessibility and complexity of the roof structure
  • Professional labor costs
  • Additional materials and accessories
  • Local rates and regulations

This blog post aims to provide a comprehensive overview of these cost factors so readers can estimate pricing for their own roof replacement. We’ll analyze material options, labor rates, size calculations and more based on 2023 industry data for the UK roofing market.

Understanding these variables will help homeowners set realistic budgets and select the best quality roofing solutions to suit their property needs and financial capabilities.

Types of Roofing Materials

The roofing material chosen has significant impacts on installation costs per square meter. There are several options commonly used for pitched roofs on houses in the UK:


Tiles are a very popular choice thanks to their durability and attractive appearance. The two main types used are:

Clay Tiles

  • Made from terracotta clay and fired in high heat
  • Come in a variety of styles and colors
  • Durable with an average lifespan of 70+ years
  • More expensive option – £100-£300 per m2

Concrete Tiles

  • Manufactured from sand, cement and pigment
  • Cheaper alternative to natural clay tiles
  • Lifespan of around 40-50 years
  • Average cost £70 – £150 per m2


Slate roofing tiles have a distinctive appearance and very long lifespans:

Natural Slate

  • Split from slate stone quarried from the earth
  • Extremely durable – 100+ year lifespan
  • Needs expert installation
  • Expensive£200 – £450 per m2

Synthetic Slate

  • Made of recycled plastic and rubber polymers
  • Cheaper alternative to natural slate
  • Still durable at 60 – 100 years
  • Average cost of £100 – £200 per m2


Metal roofing like steel or aluminum is lightweight, waterproof and durable:


  • Galvanized or stainless steel
  • Durable – 70+ year lifespan
  • Lightweight sheets or tiles available
  • £80 – £250 per m2


  • Rust-resistant and lightweight
  • More expensive than galvanized steel
  • £100 – £300 per m2 installed

The type of material selected will have a major impact on the total roofing expenditure. Factors like durability, longevity, and appearance help determine value for money over the lifespan of the tiles. Generally, concrete and synthetic slate tiles provide the best affordability.

Roof Size and Complexity

In addition to material costs per square meter, the total size, slope and accessibility of the roof also significantly impact job pricing.

Understanding Roof Size

Contractors measure roof size based on the total floor area, calculating the number of 100 ft2 (9.29 m2) squares to be covered. To determine required materials and labor time:

  • Take length x width measurements for each rectangular roof section
  • Factor in sloped areas using the floor area formula
  • Add extra for irregular shapes or protrusions

Pitch, angle and elevation all increase material requirements as well. A steeply sloped roof needs more tiles per m2 than a flat roof.

Complexity Factors

Complex roofs with many angles, protrusions or hard-to-access areas will also require more time, skill and adjustments:

Dormers and Valleys

  • Need to find exact space for proper ventilation and sunlight
  • Sometimes comes in very small spaces

Chimneys and Skylights

  • Openings need additional materials and experience to waterproof
  • Scaffolding often required for access

Generally, simpler roof structures with easy access can be 50% cheaper than very complex builds needing scaffolding or crane rentals.

Cost Impacts

  • Small, single-story roofs = £2,500 – £4,500
  • Medium-sized two-story houses = £4,500 – £8,500
  • Large or complex roofs = £8,500+

Labor Costs

While materials provide the base pricing, specialized roofing contractor fees make up over 50% of total costs, a significant aspect emphasized by Supreme Roofing Stroud.

Professional Installation

Due to complex structural considerations and the need for water tightness, it is not advisable for DIY amateurs to attempt full roof installations.

Professionals with years of experience have essential skills like:

  • Structural load calculations
  • Safe use of scaffolding and lifting equipment
  • Complex cutting, angling and placement

They also provide certified services like:

  • Roof tear-off and disposal
  • Replacement of rotten boards or beams
  • Proper underlayment and flashing

Factors Influencing Labor Fees

When estimating your roofing labor costs, consider:

Skill and Experience

  • Master tradespeople cost 20-50% more than helpers
  • But provide better workmanship and identifying issues

Location and Accessibility

  • London and urban rates are 25%+ higher
  • Scaffolding, lifting gear or cranes add £1000s

Generally labour runs £100 – £300 per day for roofers. Tiling specialists and slate experts garner higher wages. Total costs depend on the install team size and days required.

Additional Costs and Considerations

While base material and labor fees make up the bulk of expenditure, there are a few additional cost factors to keep in mind:

Roofing Permits and Regulations

Overview of UK Roofing Regulations

  • Buildings must comply with UK building codes
  • Ensures structural integrity and safety

Permit Costs and Processing

  • Approval required for major works
  • Permit fees average £150 – £500
  • Can take 8-10 weeks processing time

Roofing Accessories:


  • Provides extra waterproof membrane
  • Average cost around £2-4 per m2

Flashing and Ventilation

  • Prevents moisture ingress at junctions
  • Helps effective airflow to avoid damp
  • Materials + installation costs around £1000 – £2000

Maintenance and Warranties

  • It’s vital to conduct annual inspections and repairs to maximize roof lifespan
  • Most roofers provide 10-15 year installation warranties too

Frequently Asked Questions

What is the average cost per m2 for a new pitched roof in the UK?

The average for typical concrete tiled pitch roof is £100 – £150 per m2, Higher-end slate or clay tiles range from £200 – £450 per m2

Are there any UK grants or subsidies available?

Tax Relief – Late 2023 subsidies introduced for heat insulation. Contact local council about special assistance programs

How long does a roofing project take?

Tear-off of old roof + Replacement install = 2-6 weeks. Larger or complex builds with permit approval can take 2-4 months

Can I install a new roof over my existing one?

Not advisable as it adds excessive weight and hidden damp issues. Best to strip back to bare decking for best results

What factors make roof installation more expensive?

Specialist skills needed for complex builds. Additional machinery, scaffolding or access equipment. Location factors like London wages or remote rural sites

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