Summary
- Budget $100–250/m² (US) or £70–160/m² (UK) fitted for a new roof.
- An average detached house costs $11,000–24,000 or £7,000–15,000.
- Scaffolding, disposal and replaced timbers are the most common extras.
- Repair localised damage; replace when the covering is at end of life.
- Expect a written workmanship warranty of 10–25 years.
Quick answer
A full roof replacement costs roughly $8,000–30,000 in the US and £5,000–20,000 in the UK for an average detached house, depending on material, pitch and access. Per area, budget $100–250 per m² or £70–160 per m² fitted.
Price by roofing material
| Material | US, per m² fitted | UK, per m² fitted | Lifespan |
|---|---|---|---|
| Asphalt shingles | $90–160 | £60–100 | 20–30 years |
| Concrete tiles | $110–180 | £70–110 | 40–60 years |
| Clay tiles | $160–280 | £100–170 | 60–100 years |
| Natural slate | $250–450 | £150–280 | 80–150 years |
| Standing-seam metal | $180–320 | £110–200 | 40–70 years |
| Flat roof (EPDM/felt) | $90–170 | £60–110 | 20–35 years |
Typical totals by house size
| Roof area | US | UK |
|---|---|---|
| 60 m² (terrace/townhouse) | $7,000–14,000 | £4,500–9,000 |
| 100 m² (semi/average detached) | $11,000–24,000 | £7,000–15,000 |
| 160 m² (large detached) | $18,000–38,000 | £11,000–25,000 |
What the quote should cover
Hidden costs that appear mid-job
Repair or replace?
Replace when the covering is at the end of its life, there are multiple leaks, or more than around a third of tiles are cracked or slipped. Repair when damage is localised — a handful of slipped tiles or a single failed flashing is a few hundred dollars or pounds, not a five-figure job. A roofer who inspects the loft space as well as the outside is giving you a more honest answer.
How to compare roofing quotes
Summary
Expect $100–250/m² or £70–160/m² fitted, with an average house landing between $11,000–24,000 or £7,000–15,000. Material choice sets the baseline, but access, roof timbers and scaffolding decide how far above it you land.