In 40 seconds
A full pitched-roof replacement on a typical 3-bed semi costs £5,000–£12,000 in 2026, or roughly £100–£200 per square metre including materials, labour and scaffolding. Whether you can repair rather than replace depends on the age and condition of the covering: slipped tiles, failed flashing and small leaks are often a £150–£800 repair, while a worn-out covering across most of the roof points to a re-roof. Flat roofs are a separate question — EPDM rubber and GRP fibreglass typically cost £80–£130 per square metre and last 20–30 years. All significant roof work should be carried out by a vetted roofing contractor, and replacing more than 25% of a roof slope can trigger Building Regulations. Get at least three itemised quotes and check membership of a scheme such as NFRC or CompetentRoofer.