What roof work costs
How Much Does a New Roof Cost? 2026 UK Prices by Roof Type
A new roof is priced on the size and shape of the roof, the material, and the extras charged on top, such as stripping the old roof and putting up scaffolding. Here are the UK prices for gable, hip and flat roofs, a worked total for a 64 m² gable re-roof, when building regulations apply, and what a full quote should list.
New roof prices for gable, hip and flat roofs
Checkatrade puts the average UK roof replacement at £8,000, and most homeowners spend £4,000 to £19,000. Its figures are checked by estimators who are RICS and CIOB members, and every price in this guide excludes VAT.
Checkatrade prices gable and hip roofs on a 64 m² roof and flat roofs on a 32 m² roof.
| Roof type | Price, excluding VAT | Price per m² | Roof size priced |
|---|---|---|---|
| Gable roof | £7,000 to £16,250 | £110 to £260 | 64 m² |
| Hip roof | £9,250 to £18,000 | £145 to £285 | 64 m² |
| Flat roof | £2,800 to £7,500 | £45 to £120 | 32 m² |
A gable roof has two slopes that meet at the ridge, with the end walls built up to a point beneath it, while a hip roof slopes down on every side. According to Checkatrade, clay tends to be the cheapest roof covering, then concrete, with slate the most expensive, and the top of the £4,000 to £19,000 range is a large, complex slate hip roof.
Those prices are for a whole new roof. Sunken or missing tiles, heavy moss and mould, damaged or rotten underlay and daylight showing in the loft are among the signs that point to a new roof. Where the damage is in one place, such as a few slipped tiles or a loose ridge, a repair priced by the m² or the metre may be all the roof needs.
New roof cost for a semi-detached house
A semi-detached house has no set roof price, because the price follows the roof, not the house: its area in m² and whether it is a gable or a hip. Ask each roofer to write the measured roof area on the quote, and take removal, scaffolding and VAT off the price before you compare it.
If your roof is close to the size in the table, compare that roofing price with the totals there. If it is larger or smaller, divide the price by the roof area and compare the result with Checkatrade’s rates of £110 to £260 per m² for a gable roof and £145 to £285 per m² for a hip.
Extra costs on top of a new roof
On Checkatrade’s figures, removing the existing roof adds £1,000 to £2,500 to the price of the new one, scaffolding costs £700 to £1,300 for set-up, weekly hire and removal, and a 6 to 8 yard skip costs about £320 a week. Roofing quotes generally do not include scaffolding.
A 64 m² gable roof, stripped and replaced
| New gable roof, 64 m² | £7,000 to £16,250 |
|---|---|
| Removing the old roof | £1,000 to £2,500 |
| Scaffolding, set-up, hire and removal | £700 to £1,300 |
| Skip, 6 to 8 yards, 1 week | £320 |
Total £9,020 to £20,370
Prices exclude VAT. A quote £700 to £1,300 below the others may be one that leaves the scaffolding out.
A hip roof starts from a higher price. Checkatrade’s £9,250 to £18,000 for a 64 m² hip roof plus the same three extras comes to £11,270 to £22,120 before VAT.
If the roof carries solar panels, removing and refitting them adds to the cost, and the installer who fitted them is the first person to speak to.
Ask your solar installer before the panels come off
If someone other than the original installer modifies the system, the warranty on your panels can be void, and a fault the warranty would have covered becomes your bill.
Two further costs apply only to some roofs. A bat survey is needed where there is a “reasonable likelihood” that bats are present, which local authorities define differently, and if the roof structure itself has to be replaced, Checkatrade prices a new roof structure at £6,500 to £20,000 or more.
Building regulations approval for a new roof
The Planning Portal’s guidance is that re-roofing a house without materially changing how it looks will usually not need planning permission. Building regulations are a separate test.
You do not normally need a building control application to repair or re-cover a roof if the work affects less than 50 per cent of the roof and less than 25 per cent of the building envelope, which is the walls, floor, roof, windows, doors, roof windows and rooflights together. A full re-roof goes past the roof limit, so it needs approval, and the work may then have to meet further requirements, such as enough thermal insulation. Approval is also needed for structural alterations, for a new covering with significantly different fire performance, and for one that makes the roof covering 15 per cent or more heavier.
A roofer registered with the NFRC Competent Person Scheme can self-certify roof refurbishment work, and the Building Regulation Compliance Certificate is issued to you automatically. It is the only roofing-specific scheme that lets roofers in England and Wales self-certify, it is accredited and audited every year by UKAS, and it provides a 10-year insurance-backed guarantee where one is required.
Asking a roofer about building regulations
Do this
Are you registered with the NFRC Competent Person Scheme, and will I get a Building Regulation Compliance Certificate when the new roof is finished?
Not this
Do I need building regs for this?
What a full re-roof quote should list
Quotes for the same roof only compare fairly when each one prices the same work and says what it leaves out.
Lines to look for on a re-roof quote
- The roof area in m², and whether it is a gable, hip or flat roof
- Stripping the old roof, priced as its own line
- Scaffolding, priced or marked as not included
- The skip, or how the old roof will be taken away
- The new tiles or slates by name, plus the underlay, battens, lead and ridge
- Whether the prices include VAT
- Who deals with building regulations, and whether a compliance certificate follows
- The guarantee length, in writing
Among the Nottingham roofers ranked on their memberships and written guarantees, Premier Roofing Solutions in New Basford gives a 10-year warranty on any new roof, and Roofcare in West Bridgford guarantees its new roofs for 10 years.
Common questions
How much does it cost to re-roof a house?
Re-roofing a house costs £8,000 on average in the UK, and most homeowners spend £4,000 to £19,000, excluding VAT. Removing the old roof, scaffolding and a week of skip hire come on top, which takes a 64 m² gable roof from £7,000 to £16,250 for the roof alone to £9,020 to £20,370 in total.
How much does a new roof cost per m²?
A new gable roof costs £110 to £260 per m², a hip roof £145 to £285 per m² and a flat roof £45 to £120 per m², all excluding VAT. Removing the old roof, scaffolding and the skip are extra, so leave them out of any quote you divide by the roof area to compare rates.
Is scaffolding included in a roofing quote?
Generally not, so look for scaffolding as its own line before you compare quotes. For a re-roof it costs £700 to £1,300 excluding VAT, covering set-up, weekly hire and removal.
How much does it cost to remove an old roof?
Removing the existing roof costs £1,000 to £2,500 excluding VAT, on top of the price of the new roof. A 6 to 8 yard skip to take the waste away costs about £320 a week.
How long does it take to replace a roof?
A re-roof takes around a week, depending on the size of the roof. Skip hire runs at about £320 a week and scaffolding is hired weekly too, so a job that overruns costs more.
Does home insurance pay for a new roof?
Usually only when the roof was damaged suddenly, such as in a storm, because home insurance often covers sudden damage but usually not wear and tear. A roof replaced because it has worn out with age is normally the owner's bill.
Where the figures come from
- Checkatrade, roof replacement cost guide read 2026-09-16
- Planning Portal, building regulations for work to an existing roof read 2026-09-16
- Planning Portal, planning permission for roof work read 2026-09-16
- NFRC Competent Person Scheme read 2026-09-16
- Checkatrade, roof repair cost guide read 2026-09-16
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