How Much Does a New Roof Cost in 2026?

A transparent breakdown of roofing costs in the UK — covering pitched and flat roofs, materials, labour, and the factors that determine what you will actually pay. ## Pitched Roof Replacement Costs | Roof Size | Concrete Tiles | Clay Tiles | Natural Slate | Fibre Cement Slate | |---|---|---|---|---| | Small terrace (40m²) | £4,000–£5,500 | £5,500–£7,500 | £7,000–£10,000 | £5,000–£7,000 | | Semi-detached (60m²) | £5,500–£8,000 | £7,500–£11,000 | £10,000–£15,000 | £7,000–£10,000 | | Detached (80–100m²) | £7,500–£12,000 | £11,000–£16,000 | £14,000–£22,000 | £10,000–£14,000 | These prices include scaffolding, full strip, new underlay, battens, tiles/slates, ridge, valleys, and lead flashings.

## Flat Roof Costs | System | Cost per m² | 20m² Flat Roof | |---|---|---| | EPDM rubber | £60–£80 | £1,200–£1,600 | | GRP fibreglass | £70–£100 | £1,400–£2,000 | | Single-ply membrane | £80–£110 | £1,600–£2,200 | | Lead (traditional) | £120–£180 | £2,400–£3,600 | ## What Affects the Price? **Access and height** — scaffolding is the largest variable cost.

A standard semi-detached scaffold is £800–£1,500; complex properties or restricted access can double this. **Timber condition** — once old coverings are stripped, decayed rafters or purlins require replacement. Budget £50–£120 per metre of timber repair. **Chimney work** — repointing, re-flashing, or removing redundant chimneys adds £500–£2,500.

**Insulation upgrades** — Building Regulations may require insulation improvement if more than 25% of the roof is replaced. Budget £10–£25/m² for loft-level mineral wool. **Roof complexity** — hips, valleys, dormers, and roof windows add labour and material cost. **Dry ridge vs mortar** — modern dry ridge systems cost more initially (£40–£60/m vs £15–£25/m) but require no maintenance and are now the preferred standard.

## What a Quote Should Include - Full specification of coverings, underlay, and battens - Scaffolding (erected, maintained, and dismantled) - All ridge, hip, and valley work - Lead flashings - Ventilation provision - Waste removal - Building Regulations notification - Product warranties, installer workmanship terms and any exclusions should be clearly stated separately ## Red Flags - Quotes that do not specify the underlay or batten specification - "Overlay" proposals where a full strip is needed - No mention of Building Regulations - Unusually low prices that omit scaffolding or waste removal --- ### What to do next If you are planning roofing, EvoHome Improvements can help you organise the details, compare options and, where appropriate, connect the project with suitable independent installers or specialists.

EvoHome does not carry out the works directly. Start here: [/start](/start). You can also read more about how this service works at [/services/roofing](/services/roofing).