UK cost guide · September 2026
How much does a new roof cost in 2026?
Re-roofing a semi-detached house costs about £10,500 to £14,000 including VAT with clay tiles, including scaffolding and removing the old roof. Concrete tiles cost less (£8,000 to £10,500) and natural slate more (£14,000 to £19,000). A replacement flat roof costs from about £1,500.
Work out your new roof cost
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New roof prices in 2026
Ranges are for a typical home outside London, including VAT, before fees and contingency. Use the calculator for your size, region and finish.
| Type | Concrete tiles | Clay tiles | Natural slate |
|---|---|---|---|
| Pitched roof, terraced house | £5,500 to £7,500 | £7,500 to £10,000 | £10,000 to £14,000 |
| Pitched roof, semi-detached house | £8,000 to £10,500 | £10,500 to £14,000 | £14,000 to £19,000 |
| Pitched roof, detached house | £11,000 to £15,000 | £15,000 to £21,000 | £21,000 to £28,000 |
| Flat roof (20 m²) | £1,500 to £2,800 | £1,800 to £2,800 | £2,100 to £3,000 |
New roof costs by region
Labour costs vary across the UK far more than materials. London runs about 35% above the UK average and Northern Ireland about 18% below.
| Region | Mid-range cost |
|---|---|
| UK average (outside London) | £10,500 to £14,000 |
| London | £13,800 to £18,400 |
| South East | £11,900 to £15,900 |
| East of England | £11,200 to £14,900 |
| South West | £10,900 to £14,500 |
| West Midlands | £10,200 to £13,600 |
| East Midlands | £10,000 to £13,400 |
| Scotland | £10,000 to £13,400 |
| North West | £9,800 to £13,100 |
| Yorkshire and the Humber | £9,700 to £13,000 |
| Wales | £9,600 to £12,700 |
| North East | £9,400 to £12,500 |
| Northern Ireland | £8,800 to £11,700 |
Want it for your area? See local prices and council building control fees for 92 council areas.
What's included in these prices
Included
- Scaffolding
- Stripping the old roof covering and battens
- New membrane, battens and tiles or slates
- Ridge, hips and flashings
- Removal of waste
Not included
- Replacing rotten rafters or structural repairs
- New fascias, soffits and gutters (often quoted separately)
- Roof insulation upgrades beyond what regulations require
- Chimney rebuilding
What drives the cost
- Material. Concrete tiles are cheapest; clay tiles and natural slate cost more to buy and fit.
- Roof shape. Hipped roofs, valleys and dormers take longer than a simple gable.
- Access and scaffolding. Tall or awkward houses need more scaffolding.
- Condition. Rot found once the covering is off adds cost.
Planning, regulations and VAT
Replacing a roof covering like-for-like does not usually need planning permission, except in conservation areas or on listed buildings. Replacing a large part of a roof (usually more than a quarter) normally needs building regulations approval and may require extra insulation.
Checklist: what to ask builders to confirm
Print this or save it as a PDF. Mark each line included, separate or not confirmed as quotes come in. An empty amount means unknown, not free.
| Item | What to confirm | Included? Amount? |
|---|---|---|
| Covering | Tile or slate type and colour. | |
| Scaffold | Included, and for how long. | |
| Timber | Allowance for replacing rotten battens or rafters. | |
| Extras | Fascias, soffits, gutters and chimney work. | |
| Guarantee | Length and who backs it. |
Questions people ask
How much does a new roof cost for a terraced house?
About £7,500 to £10,000 including VAT with clay tiles.
How much does a flat roof cost per m²?
Between about £65 and £150 per m² including VAT depending on felt, EPDM rubber or GRP, with a minimum job of around £1,500.
Sources and method
Our ranges combine published 2026 UK cost guides, industry data and our own survey of council fees. We check them every quarter. They are planning figures, not quotes: always get at least three detailed written quotes. Read how Estiquote estimates work, or download the full cost data.