The short answer
A full re-roof typically costs £4,000–£8,000 for a mid-terrace, £5,000–£12,000 for a 3-bed semi, £8,000–£15,000+ for a detached home, and £4,500–£9,000 for a bungalow. Roof area is the main driver — bigger and more complex roofs cost more — but pitch, covering material and access all move the figure within those ranges. For the per-square-metre logic behind these totals see our cost per m² guide.
House type is shorthand for roof size and complexity, which is why it is such a useful way to gauge a re-roof. A shared-wall terrace has less roof to cover than a stand-alone detached house with hips, valleys and dormers. This guide gives typical 2026 ranges for each common UK property type and explains what moves a given home up or down within its band. All figures are typical illustrations, not quotes.
Re-roof cost by house type at a glance
- Mid-terrace £4,000–£8,000
- End-terrace £4,500–£9,000
- 3-bed semi-detached £5,000–£12,000
- Detached / larger home £8,000–£15,000+
- Bungalow £4,500–£9,000
- Per m² (incl. scaffolding) £100–£200
Terraced houses
A mid-terrace has the smallest and simplest roof of the common house types — often a single ridge running front to back with two slopes, and shared party walls reducing the exposed area. That keeps both materials and scaffolding lower, so a full re-roof typically lands at £4,000–£8,000. An end-terrace has one more exposed elevation and sometimes a gable to scaffold, nudging the figure up. The main complication on terraces is access: town-centre rows with no rear access or shared scaffolding arrangements can add cost and time.
Semi-detached houses
The 3-bed semi is the most common UK home and the benchmark most cost guides quote. Its roof is larger than a terrace and usually has a gable end to scaffold, so a full re-roof typically runs £5,000–£12,000. The wide range reflects how much the specifics matter: a simple gable roof in concrete tile sits near the bottom, while a steeper roof, clay or slate covering, or hidden timber repairs can push it toward the top. This is the figure used as the headline in our main new roof cost guide.
| House type | Approx. roof area | Typical re-roof cost |
|---|---|---|
| Mid-terrace | 40–60 m² | £4,000–£8,000 |
| End-terrace | 45–70 m² | £4,500–£9,000 |
| 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 |
Detached houses
Detached homes have the largest and most varied roofs, and the cost reflects it: £8,000–£15,000 is typical, with complex or premium roofs running higher. The reason is not just area but complexity — hips, valleys, multiple slopes, dormers and bay-window roofs all add labour and detailing. Two and three-storey detached homes also raise scaffolding costs. Where a detached roof is in natural slate, the material and skilled-labour premium can lift the figure well beyond £15,000.
Bungalows
A bungalow has a single storey but often a wide roof footprint, so the area can rival a two-storey home even though the building is lower. The advantage is access: lower scaffolding is cheaper and quicker, which is why bungalows often come in a little below a semi of similar area. Hipped bungalow roofs with four slopes add detailing labour compared with a simple gable.
What moves your home within its band
Within any house-type range, the same factors decide where you land: the covering material (concrete cheapest, slate dearest), the pitch and complexity of the roof, the condition of the timbers revealed at strip-off, access and height driving scaffolding cost, and whether Building Regulations trigger an insulation upgrade on a major renewal. Our guides on re-tiling and re-felting and Building Regulations cover those in detail.
Compare roofing quotes for your home
House-type ranges are a starting point. For a real figure, compare itemised quotes from vetted roofing contractors who have seen your roof.
Frequently asked questions
How much does it cost to re-roof a 3-bed semi?
A full re-roof on a typical 3-bed semi costs £5,000–£12,000 in 2026. The lower end assumes a simple gable roof in concrete tile; the higher end reflects a steeper pitch, clay or slate covering, or timber repairs found at strip-off. These are typical illustrations, not quotes.
Why is a detached roof so much more than a terrace?
Detached roofs are larger and usually more complex — hips, valleys, dormers and multiple slopes add labour and materials, and taller properties cost more to scaffold. A terrace shares walls and often has a simple two-slope roof, so it sits at the lower end.
Is a bungalow cheaper to re-roof than a house?
Often slightly, because the lower height makes scaffolding cheaper and quicker even when the roof area is similar. A wide hipped bungalow roof with four slopes adds detailing labour, so the saving is not guaranteed.
Does material change the cost more than house type?
They interact. House type sets the rough area, but within that band the covering material is the biggest lever — natural slate can cost roughly twice as much per m² as concrete tile, both in material and labour, which can move a job from one end of its range to the other.
Sources & further reading
- NFRC (National Federation of Roofing Contractors) — roofing standards and member contractor guidance
- CompetentRoofer — re-roofing self-certification under Building Regulations
- GOV.UK / Building Regulations Approved Document L — insulation standards on major roof renewal
This is general information, not advice for your specific property or roof. Costs vary with your home, roof area, material and chosen contractor. Significant roof work should be carried out by a vetted roofing contractor.