The short answer
A full pitched-roof replacement on a typical 3-bed semi costs £5,000–£12,000 supply and fit in 2026; larger or detached homes typically run £8,000–£15,000 or more. As a rule of thumb that works out at roughly £100–£200 per square metre including materials, labour and scaffolding. Roof size and pitch, the covering material, the condition of the timbers and access all move the figure. See our cost per square metre guide for how roofers build the price up.
A roof is one of the largest single repairs a homeowner ever pays for, and the quotes can look bewilderingly wide — from a few thousand pounds for a small re-cover to well over fifteen thousand for a large detached property. This guide sets out realistic 2026 ranges for a full pitched-roof replacement, explains what each part of the price represents, and flags the scenarios that push costs up so a quote holds no surprises. All figures are typical illustrations, not quotes.
New roof costs at a glance
- Mid-terrace full re-roof £4,000–£8,000
- 3-bed semi full re-roof £5,000–£12,000
- Detached / larger home £8,000–£15,000+
- Bungalow re-roof £4,500–£9,000
- Per square metre (incl. scaffolding) £100–£200
- Scaffolding line item £500–£1,500+
What a full re-roof actually involves
A “new roof” usually means a full strip and re-cover: the existing tiles or slates are removed, the old felt or underlay is taken off, the battens are renewed, a modern breathable membrane is fitted, and a new covering is laid, finished with new ridge tiles, flashing and any required ventilation. The roof structure itself — the rafters and trusses — is normally retained unless it is damaged, in which case timber repairs add to the cost. Because the whole covering comes off, a re-roof is the point at which Building Regulations can be triggered: replacing more than 25% of a roof slope brings the work under Part L, which can require an insulation upgrade and sign-off through building control or self-certification by a CompetentRoofer-registered installer.
New roof cost by house type
The single biggest driver of price is roof area, which tracks roughly with house type. A mid-terrace shares walls and has a smaller roof, so it sits at the lower end; a detached house with a complex roof, multiple slopes, dormers or a steep pitch sits at the top. The figures below assume a like-for-like covering in concrete or clay tile; natural slate adds significantly. For a fuller breakdown see our cost by house type guide.
| Property type | Approx. roof area | Typical full re-roof (supply & fit) |
|---|---|---|
| Mid-terrace | 40–60 m² | £4,000–£8,000 |
| 3-bed semi | 50–80 m² | £5,000–£12,000 |
| Detached / larger | 80–120 m² | £8,000–£15,000+ |
| Bungalow | 60–100 m² | £4,500–£9,000 |
What you are paying for
It helps to see a re-roof as four cost blocks rather than one number. Materials — tiles or slates, battens, breathable membrane, ridge, flashing and fixings — typically make up 30–40% of the bill. Labour is usually the largest share, reflecting the days a team spends stripping, battening and re-covering. Scaffolding is a significant, often-overlooked line item at £500–£1,500 or more depending on height, access and how long it stays up. Waste removal — skips for the old covering — and any timber or structural repairs found once the roof is open make up the rest. A good quote itemises each of these rather than giving a single lump sum.
What pushes the cost up
Several factors push a roof above the typical ranges:
- Material choice — natural slate costs considerably more than concrete tile, both in material and labour. See our re-tile and re-felt guide for material-by-material costs.
- Roof pitch and complexity — steep roofs, multiple slopes, valleys, dormers and hips all add labour and materials.
- Hidden timber damage — rotten rafters or battens discovered after strip-off add repair cost; a good quote notes this as a provisional sum.
- Access and height — three-storey homes, restricted access or town-centre locations raise scaffolding and labour costs.
- Building Regulations insulation upgrade — if Part L is triggered, adding or improving insulation is an extra cost. See our insulation and ventilation guide.
Repair versus full replacement
Not every roof problem needs a new roof. A handful of slipped tiles, failed flashing around a chimney or a localised leak is often a repair costing £150–£800, not a re-roof. The case for full replacement strengthens when the covering is at the end of its life across most of the roof, when repairs are becoming frequent, or when there is widespread damp or sagging. Our guides on the signs you need a new roof and whether you can repair instead of replace walk through how to decide.
Compare new roof quotes
Prices vary significantly between contractors for the same roof and scope. Use our service to compare quotes from vetted roofing contractors in your area.
Frequently asked questions
What is the average cost of a new roof in the UK?
A full pitched-roof replacement on a typical 3-bed semi costs £5,000–£12,000 supply and fit in 2026, or roughly £100–£200 per square metre including materials, labour and scaffolding. Larger or detached homes typically run £8,000–£15,000 or more. These are typical illustrations, not quotes.
How much does scaffolding add to a roof job?
Scaffolding is a significant line item, typically £500–£1,500 or more depending on the height of the property, how accessible it is, and how long the scaffold needs to stay up. On larger or three-storey homes it can be higher. A good quote lists scaffolding separately rather than burying it in the total.
Is a new roof cheaper if I keep the existing tiles?
Re-using sound tiles can reduce material cost, but it is only worthwhile if the existing tiles are in good condition and enough survive removal intact. Many older tiles break on the way off, and mixing old and new can look uneven. A roofer will advise whether re-use is realistic for your roof.
Will a new roof trigger Building Regulations?
Replacing more than 25% of a roof slope brings the work under Building Regulations Part L, which can require an insulation upgrade and sign-off via building control or self-certification by a CompetentRoofer-registered installer. See our Building Regulations guide for the detail.
Sources & further reading
- NFRC (National Federation of Roofing Contractors) — guidance on roofing standards and finding member contractors
- CompetentRoofer — self-certification scheme for re-roofing under Building Regulations
- GOV.UK / Building Regulations Approved Document L — insulation standards triggered by major roof renewal
- GOV.UK Planning Portal — permitted development and planning rules for roof work
This is general information, not advice for your specific property or roof. Costs, timescales and outcomes vary with your home, roof condition and chosen contractor. Significant roof work should be carried out by a vetted roofing contractor.