What does a roofer cost in 2026?
A new tiled roof on a typical three-bedroom semi costs £5,500–12,000 in 2026, and £9,000–20,000 in natural slate, including stripping, new battens, breathable membrane and disposal. Small repairs are £150–800. Scaffolding is a separate line of £700–1,800 on most houses, and it is the item most often left out of a cheap-looking quote.
Updated 15 September 2026
Where the money actually goes
Roof area and pitch set the baseline, but the detailing sets the price. Valleys, dormers, chimneys and abutments all need lead flashing, and lead is both expensive and skilled work. A simple rectangular roof and a complex one of the same area can be £4,000 apart.
Battens and membrane are non-negotiable on a re-roof. Anyone quoting to re-lay the existing tiles onto the old battens is selling you a roof that fails early. Expect the quote to name the membrane and state that new treated battens to BS 5534 are included.
Scaffolding, waste skips and access down a narrow terrace all add real cost. Ask for them as separate lines so you can see whether a cheaper quote has simply left them out.
Typical roofing prices
Supplied and fitted. Excludes VAT. Scaffolding shown separately.
| Job | Typical price |
|---|---|
| Concrete tile re-roof, three-bed semi | £5,500–12,000 |
| Natural slate re-roof, three-bed semi | £9,000–20,000 |
| Per m², tiles supplied and fitted | £80–150 |
| Flat roof, EPDM or GRP, per m² | £90–160 |
| Replace slipped or broken tiles | £150–400 |
| Leak repair | £200–800 |
| Chimney reflashing in lead | £400–1,200 |
| Repoint a chimney stack | £500–1,500 |
| Fascias, soffits and guttering, semi | £1,200–3,000 |
| Scaffolding hire, typical house | £700–1,800 |
Building control, guarantees and cold callers
Replacing more than 25% of a roof slope is notifiable work under Building Regulations Part L, which usually means an upgrade to the insulation and either a building control application or a competent person scheme member signing it off. Get that in writing — it comes up when you sell.
Check the firm on the NFRC or CompetentRoofer register, ask for £5m public liability cover, and read the guarantee carefully: an insurance-backed guarantee survives the company going under, a 'ten-year guarantee' on company letterhead does not.
Doorstep roofing sales remain the most complained-about trade in the country. If someone knocks claiming they spotted a slipped tile from the road, get an independent inspection before agreeing to anything, and remember you have 14 days to cancel a contract signed at home.
Repair or re-roof
Concrete tiles last 40–60 years, natural slate 80–100, and felt flat roofs 15–25. If the covering is near the end of that and you're patching every winter, repairs stop being economic — particularly once scaffolding is needed for each visit.
Get three quotes with an itemised breakdown and pay in stages. A deposit for materials is normal; the balance is due after the work has been inspected from the scaffold before it comes down.
Frequently asked questions
How much does a new roof cost in the UK?
£5,500–12,000 for a three-bedroom semi in concrete tiles, or £9,000–20,000 in natural slate, plus scaffolding and VAT.
How much is scaffolding for roof work?
£700–1,800 for a typical house for a few weeks. It's a separate cost and should appear as its own line in the quote.
Do I need building regulations approval for a new roof?
Yes if you're replacing more than a quarter of a roof slope. Either your roofer is registered with a competent person scheme or you apply to building control.
What does it cost to fix a roof leak?
£200–800 for most leaks, with chimney flashing at the top of that range. Access and whether scaffolding is needed make the biggest difference.
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