Cost of a New Roof

Tiled roofs last for decades and many constructed well over 100 years ago are still holding up strong today. However, if a roof hasn’t been maintained properly, rainwater may penetrate onto the underlying felt and timberwork, resulting in a compromised roof structure that cannot be remedied by a repair.

If you want to know how much a new roof costs, this page is for you. To avoid any doubt, this page refers to tiled, pitched (angled) roof structures and not flat roofs.

We have a separate price guide for felted flat roofs here.

On this page, you’ll discover:

  • A detailed work schedule for a replacement roof to a 3-bed house.
  • A realistic price guide.
  • A breakdown of the costs and a look at all the materials required.
  • Extras you may need or choose to have.
  • We also explore roofers wages and earnings and profit margins in detail.

Tiles laid to a new roof

On this page you will discover the typical cost to replace all of the following parts of a roof:

  • The underlying felt.
  • Replacement timber batons.
  • New tiles.
  • Cement work and fixings.
  • Roof vents.

We have also listed prices for:

  • Typical scaffold costs.
  • The price to replace the roofline boards and gutters.
  • Replacement roof rafters, in case any are rotten.

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Works Schedule for a Typical 3-bed House

Below is a typical works schedule for the re-roofing of a typical three-bedroom house roof with three sides:

  • Scaffold to be professionally erected to three sides of property up to the height of the roof edge.
  • Remove and skip existing tiles, cement, timber batons and felt.
  • Check the condition of and replace rafters as required (priced separately, see below).
  • Supply and fit new breathable felt membrane and eaves felt trays.
  • Supply and fit new timber batons.
  • Bed ridge and gable tiles to the roof with cement and also a mechanical fixing.
  • Supply and fit 2x ridge vent tiles.
  • Remove existing roofline boards and gutters and supply and install new PVCu plastic roofline boards and guttering (priced separately, see below).
  • Check insulation and top us as required (priced separately, see below).
  • Notify building control when the work is completed.

How Long Does it Take to Replace a Roof?

ClockOn a 3 bed house, with medium or large concrete roof tiles, you can expect the work to take around 2 full days to complete, with extra time allowed for the replacement of roof rafters and the erection/dismantling of the scaffold.

The roofline boards and guttering will take around an extra day to complete, as the scaffold is already erected.

The shape of the roof affects how long the work takes as a simple “up and over” two-sided roof designs are easier to work on than a roof with hips, valleys and barn ends.

The timescale and price guide on this page assume a two-sided roof on a three-bed house.

New Roof Cost

Below is our suggested price for a new tiled roof and some optional extras:

New tiled roof labour, waste disposal, materials and profit£3900.00
Replace rafters£12.00 per liner metre installed
Replacement roofline boards and rainwater gutters£1400.00
Repoint chimney - small£250.00
Repoint chimney - medium£500.00
Repoint chimney - large£900.00
Top up loft insulation£350.00
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Don’t forget; the prices above assume the scaffold is erected, if you have any work done at a later date, the scaffold may need to be put up again at extra cost – hence why we recommend replacing the roofline boards and gutters at the same time, if the budget permits.

List of Materials

Tiles and ridge tile to cover 60 sq metres – £675 (we have used Redland Grovebury tiles as our example).

Skip hire – £220

Scaffold – £1000

Breathable membrane felt – £130

Timber batons – £100

Rigid eaves felt and rafter vent trays – £35

Ridge and eaves vents – £100

Cement and cement fibreboards – £60

Fixings, nails and clips etc – £75

Rafters and rafter fixings £5.00 per metre

Building notification £50 – £450 (see below)

All price include VAT at 20% and the prices for the materials sourced during 2021 from


Below is a visual example of where your money goes:

How Much do Roofers Earn?

This varies upon location but a team of two competent workers (one roofer and one labourer) would normally command a gross wage of around £250 per day in the south of the UK.

This figure doesn’t include an employer’s national insurance contributions and other running costs a roofing business will have to account for, it’s just how much roofers typically earn.

Optional and Compulsory Add Ons

To comply with current building regulations, if you replace more than 50% of your roof covering, you must also upgrade your existing roof insulation to meet current building requirements.

The cheapest and quickest way to achieve this is to install extra loft insulation placed directly above the ceiling. This page reveals how much loft insulation costs.

We already provided a price guide for replacement roofline boards, but bear in mind that it’s cheaper to replace them at the same time as your roof than having to put scaffold up again and doing the work as a separate project.

While the scaffold is up you should also consider re-pointing chimneys. The cost of chimney repointing is cheap and most of the price is swallowed up in scaffold costs.

Building control notification fees vary from council to council. Also, if your chosen contractor is part of the “Competent Roofer” scheme, they can notify building control for a small nominal fee, this is because scheme members are able to self-certify their work as part.

Unregistered roofing contractors can still notify building control about the roof work but at extra cost. The price is different for each council but you can expect to pay £200-450 per notification.

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We have done our best to break down and explain the costs involved with replacing a tiled roof, but our analysis is not an alternative to a fixed quote from a reputable and local tradesperson.

To see how we can help you with that, tap the button below:

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Yes, we have experience of renovation costs in the south of the UK but our knowledge of wages and roofers fees further north is very limited. We can safely assume that the labour cost will be less the further from London you travel.

The height and location of scaffolding will affect the cost, if you need to block a pavement then a licence will be needed. Also, we have assumed a medium-sized concrete roof tile is used in the installation, clay tiles cost more, and smaller tiles either clay or concrete take longer to lay.

The prices on this page are for a 2-sided roof, aka an "up and over" design, if your roof has more aspects, valleys, hips or barn ends then more work will be involved thus increasing the cost.

Should every tile be nailed to the roof?

In 2015 new regulations came into force; each tile must now be mechanically fixed with either a clip or nail. Cement can still be used but should not be the sole connection between the tile and the structure. Felt should be laid tight to prevent ballooning and must also be securely fixed.

Timber batons must be a minimum of 25mm thickness.

Insulation should also be checked and upgraded to current standards when replacing a roof.

Building control must be notified when replacing a roof.

When replacing a roof, to ensure any warranties and insurance policies are valid, the work must comply with Britsih Standard BS5534.

We a small group of people who work in the home improvement industry that got together to create this website. We renovate houses and as part of our work, we have to estimate how much the repair work is going to cost us. That usually involves getting quotes from other tradespeople or looking up the price for materials and estimating the labour cost.We decided to create this website as we know there must be many other people, who like us, are searching for guide prices for home improvement projects.

The prices you see on our pages are based on our experience and opinion, but where possible we also provide links to retailers and other sources so you can see official prices.

Below you can find a link to our recently updated trade day rates page:

Day Rates For Tradespeople

A new roof isn't a key selling point but a dilapidated roof in need of costly repair or replacement could put off a lot of buyers who may want a reduction of the asking price.

This guide was written by and was last updated in April 2021.

Don’t forget; we have price guides for hundreds of home improvement projects.

Explore our full list of detailed price guides here.

Author - Danny Woodley
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