Roofing Pricing Guide UK — Re-Roofing Costs, Flat Roof and Tiling Prices (2026)

Pitched Roof Re-Tiling Costs

The material choice drives the majority of the price variation on a pitched re-roof. All the prices below are supply-and-fix rates and include stripping the existing covering, new felt underlay, new treated softwood battens, and fixing the new tiles. Scaffold is costed separately.

• Concrete interlocking tiles. The most common choice on post-1960s housing. Supply and fix typically £40–£70 per m², with labour alone at £20–£35 per m². Concrete tiles are heavy (around 42–50 kg/m²) and must be checked against the existing rafter capacity before specifying on older structures.
• Clay plain tiles. Traditional small-format tiles used widely on Victorian and Edwardian housing. More time-consuming to lay due to the double-lap requirement and smaller format. Supply and fix £60–£90 per m². Reclaimed clay plain tiles can cost more than new ones if the client specifies a matching local brick colour.
• Natural Welsh slate. The premium choice: thin, lightweight, extremely durable (100-year lifespan is realistic), and a recognised material in conservation areas. Supply and fix £80–£130 per m². The wide range reflects the significant price variation between different grades and sizes of natural slate, and whether the slates are pre-holed or hand-nailed. Labour is more skilled and therefore more expensive per m².
• Artificial (fibre cement) slate. A cost-effective alternative to natural slate on non-heritage properties. Lighter than concrete tiles, consistent in size and colour, 30–40 year guaranteed life. Supply and fix £55–£80 per m². Popular on new-build and mid-range renovation work where a slate appearance is wanted without natural slate cost.

All the above rates include felt underlay (typically a breathable membrane such as Klober Permo or similar) and new 25x50mm treated battens at the appropriate gauge for the tile. Stripping and disposal of the existing covering is included — skip hire is a separate cost if the old tiles need removing from site.

Typical House Re-Roofing Prices UK 2026

The prices below are guide totals for a complete re-roof using concrete interlocking tiles, which is the most common specification. Upgrade to natural Welsh slate and add 50–80% to the tile cost element. Scaffolding is shown separately because the cost depends on the specific access requirements and hire period.

Scaffolding for a domestic re-roof typically costs £600–£1,200 for a two-to-three week hire period on a standard semi or detached. Always price scaffold as a named separate line item — burying it in your rate leads to disputes when the job overruns or the hire period extends.

Flat Roof Replacement Costs

Flat roofs require a different skill set and material knowledge from pitched work, and the specification choice has a significant impact on longevity and final price. All prices below are supply and fix per m², stripping the existing covering and laying a new system on the existing deck (assuming the deck is sound — deck replacement is extra).

• Felt (3-layer torch-on): £50–£80 per m². The traditional UK flat roof covering. Three-layer high-performance torch-on felt (SBS modified bitumen) gives a 15–20 year lifespan. Still widely used on garages and extensions. Faster to lay than EPDM or GRP on large areas.
• EPDM rubber membrane: £60–£90 per m². Single-ply synthetic rubber membrane, cold-applied adhesive fix. Excellent flexibility in cold temperatures, UV-stable, lifespan of 30–50 years when correctly installed. Increasingly the roofer's choice on domestic flat roofs.
• GRP fibreglass (glass-reinforced polyester): £70–£100 per m². Seamless system applied as a liquid, hardens to a rigid waterproof shell. Excellent for complex shapes, dormers, upstands, and details. Very high resistance to foot traffic. 25–40 year life. Requires a trained installer and correct temperature conditions during application.

Construction type matters as much as the covering. A warm deck flat roof (insulation above the structural deck, vapour barrier below) performs better thermally and avoids condensation risk compared to a cold deck (insulation between joists). Building regulations now require minimum U-values for flat roof replacement — always check current Part L requirements before specifying. The minimum fall requirement for flat roofs is 1:80, though 1:40 is better practice and reduces standing water risk.

Garage flat roofs are typically smaller (20–40 m²) and simpler in layout; a full replacement in EPDM on a standard single garage (£1,200–£2,500) is a different proposition from a house extension flat roof with parapet walls, rooflights, and multiple upstands (£4,000–£8,000+).

Ridge, Hips and Valleys

Ridge, hip, and valley work is often a separate line in a roofing quote and is priced per metre run rather than per m².

• Re-ridge (mortar bedded ridge tiles): £15–£25 per metre run. Strip existing mortar, rebed and repoint ridge tiles in sand-cement mortar. Appropriate on concrete tile roofs with simple ridgelines.
• Re-ridge (dry-fix ridge system): £20–£30 per metre run. Mechanically fixed ridge with ventilated dry-fix system and continuous support tray. Current best practice — mortar-free, allows roof movement, reduces future maintenance. Building control inspectors on new-build and full re-roofs increasingly expect this system.
• Hip tiles: Similar pricing to ridge tiles at £18–£28 per metre run mortar bedded, £22–£35 dry-fix.
• Valley (lead-lined): See lead work section below. A lead valley is the correct specification on most heritage and quality work.
• Valley (GRP preformed): £20–£35 per metre run. Quicker to install than lead on new concrete tile roofs; not appropriate on heritage or natural slate work.
• Mortar repointing (ridge or hip verge): £8–£15 per metre run. Raking out and repointing existing mortar without lifting the tiles. A legitimate repair on otherwise-sound roofs.

Lead Work: Flashings, Valleys and Soakers

Lead is the most durable flashings material in UK roofing — correctly installed Code 4 or Code 5 lead will outlast the tiles around it. It is also one of the most frequently bodged and cheapened elements of roofing quotes, and a common source of leaks five years after a cheaper roofer's work.

• Chimney stack lead flashing (complete): £300–£600 per chimney stack. This includes front apron, back gutter, two side flashings (or soakers and stepped flashing), and pointing the lead into the raggle joint. Price varies with chimney width and detail complexity.
• Valley lead: £30–£60 per metre run. Formed lead valley in Code 5 lead, properly lapped and clipped. Much longer lasting than a preformed GRP valley on quality work.
• Abutment flashing (wall/roof joint): £25–£50 per metre run. Where a roof meets a wall — extensions, dormers, party walls. Should be stepped flashing over soakers on slated or plain-tiled roofs; cover flashing over upstand on flat roofs.
• Lead soakers (under slates or plain tiles): Priced per unit (£3–£6 each) or included in the per-m² rate. Soakers sit under each slate at an abutment; the stepped flashing above them is pointed or mechanically fixed into the mortar joint.

Code 4 lead (1.8mm nominal thickness) is appropriate for most soaker and flashing applications. Code 5 (2.24mm) is used for valleys, back gutters, and anywhere the lead is under greater water load or subjected to more thermal movement. Code 3 is not suitable for structural flashings and should not appear in a quality specification. Cheap lead repairs — using undersized material, inadequate laps, or no fixings — fail in 3–7 years. Always specify the BS EN 12588 code number in your quote.

Chimney Stack Repair and Repointing

Chimney stacks are exposed to the harshest weathering on any house and are a frequent source of both leaks and enquiries. They also represent some of the highest-margin work in domestic roofing, because the access cost (scaffold or MEWP) is similar whether you are doing a £200 pointing job or a £3,000 rebuild.

• Chimney stack repointing: £500–£1,200. Raking out and repointing all four sides of a standard chimney stack in an appropriate lime or hydraulic lime mortar. Harder or stronger cement mortar can cause spalling of the brickwork and should be avoided on pre-1919 stacks.
• Chimney stack partial or full rebuild: £1,500–£4,000. Where the masonry above roof level is beyond repointing — cracked, leaning, or the mortar joints have deteriorated throughout. Price depends on height, number of courses to be rebuilt, and chimney pot specification.
• Chimney removal and roof reinstatement: £1,000–£3,000. Taking the chimney down to below roof level, capping or sealing any redundant flues, and reinstating the roof covering, felt, and flashings over the resulting opening. Building regulations may apply if a breast is being removed internally.
• Chimney cowl fitting: £100–£300. Fitting a spinning or fixed cowl to an existing pot. Straightforward job but requires safe access. Anti-bird cowls at the lower end; multi-fuel rotating cowls at the top.

Always inspect the lead flashings at the same time as chimney work — the access cost is the same and combining both avoids a repeat scaffold mobilisation.

Roof Repairs vs Full Replacement: When to Recommend Each

One of the most commercially sensitive conversations a roofer has with a client is whether to repair or replace. The right answer depends on the age of the covering, the extent of the damage, and the condition of the underlying felt and battens — not on which option pays more this month.

A roof covering under 15 years old with isolated tile failure is almost always a repair job. A covering over 30 years old with widespread cracked or slipping tiles, deteriorated felt (it becomes brittle and porous with age), and rotten battens in multiple locations is a re-roof — a repair will buy a few years at best and the client will be back.

• Broken or slipped tile call-out: £50–£150 for the call-out charge plus tile cost (£2–£30 per tile depending on type). Many roofers charge a minimum call-out of £80–£150 plus materials.
• Minor leak investigation: £80–£200. Tracing the source of a leak, inspecting felt and flashings, reporting to the client, and carrying out the identified repair. Pricing the investigation and repair separately allows you to be honest: if the investigation reveals a re-roof is required, you can say so clearly without having already priced for a patch-up.
• Emergency repair call-out: £200–£500+. Out-of-hours response for storm damage, fallen masonry, or sudden ingress. Includes a temporary repair (tarpaulin, replacement tiles, emergency lead patch) to make the property watertight. Emergency rates should be stated clearly in your terms and conditions.

Always photograph the roof condition before and after any repair. If a client later disputes whether the felt was already deteriorating or whether the tiles were already in poor condition, photographs taken at the time of the call-out are your evidence.

NFRC: What It Is and Why It Matters

The National Federation of Roofing Contractors (NFRC) is the UK's largest roofing trade association, representing around 70% of the commercial roofing market by value. NFRC membership is not legally required, but it carries meaningful weight with informed clients and can differentiate your business from the large number of non-accredited operators in the market.

To become and remain an NFRC member, a company must pass a technical assessment, demonstrate appropriate insurances (including employer's liability and public liability at specified minimums), and have its operatives hold relevant competency cards. Members are also required to adhere to the NFRC's code of conduct, which covers standards of workmanship, contract practices, and complaint handling. The NFRC offers a warranty scheme (through the NFRC Guarantee) that provides consumer protection on completed work — a meaningful reassurance on a £8,000–£14,000 re-roof.

You can verify current NFRC membership at nfrc.co.uk. If you are an NFRC member, say so explicitly in your quotes and on your marketing — many clients do not know what it means until you explain it. If you are not yet a member, the NFRC website sets out the application process and current membership fees.

Quoting Roofing Work: Measurement, Inclusions and Payment Terms

Accurate measurement is the foundation of a profitable roofing quote. Measured roof area (the plan area of the building footprint) is not the same as the actual roof area — a steep pitched roof has significantly more surface area than its plan projection. As a rule of thumb, a 30-degree pitch adds approximately 15% to the plan area; a 45-degree pitch adds 41%. Use the actual rafter length to calculate true m², not the footprint.

Always add 10–15% to your material quantity for waste, breakage, and cutting. On natural slate this can be higher — up to 20% — because of the variability in individual slates. Tile manufacturers publish coverage rates per 1,000 tiles; use the manufacturer's data for the specific product, not a generic rule of thumb.

A complete re-roofing quote should state clearly what is included and excluded. A good scope of works covers:

• Strip and remove existing tile covering (specify disposal — skip hire, or client arranges)
• Supply and fix new breathable felt underlay and 25x50mm treated battens at correct gauge
• Supply and fix new [tile type and brand] at [coverage rate]
• New ridge tiles, hip tiles, or dry-fix system as applicable
• All lead flashings: chimney apron, back gutter, stepped flashings, valley lead (specify code)
• Inspect and report on any areas of rafter or structural concern (remediation extra if required)
• Gutters: state whether included or excluded — damage is often found during stripping
• Final inspection and photographic record on completion
• Scaffold: named line item, specified hire period, weekly rate for extension

Payment terms for large roofing jobs should reflect the financial exposure. A deposit of 20–30% on contract signature covers your material purchase; a second payment on commencement or at 50% completion; final balance on practical completion and client sign-off. Avoid asking for more than 50% before work starts — clients rightly view a large upfront payment as a risk, and it can lose you jobs. Include your payment schedule in the written quote and make it a contractual term.