These figures are illustrative, not quotes
What affects the cost
Before looking at any numbers, it helps to understand the variables that move the price. These are what a roofer weighs up when pricing the job.
Roof size and complexity
Cost scales with area, but complexity matters just as much. A simple two-slope gable roof is quicker and cheaper per square metre than one with hips, valleys, dormers and multiple chimneys, each of which needs careful detailing.
The covering you choose
Material is a major driver. Concrete tiles are the most economical, clay costs more, and natural slate is at the top — and each has different labour requirements, so the choice affects both material and labour cost.
Structural and timber work
If battens, underlay or rafters need renewing, or the structure must be upgraded to carry a heavier covering, that adds cost. Problems hidden beneath the old covering are only revealed once the roof is stripped.
Scaffolding and the length of the job
A full replacement needs scaffolding for the duration, and a bigger or more complex roof means more days on site — both significant parts of the total.
Extras — insulation, roofline and disposal
Upgrading loft insulation, renewing fascias, soffits and gutters at the same time, and disposing of the stripped material all add to the figure but are often sensible to do together.
Illustrative cost ranges
Illustrative — not a quoteThe ranges below are a starting point for understanding likely costs. Treat them as ballpark figures for setting expectations, not as a price for your job.
Illustrative per-square-metre ranges — not quotes. Your roof’s size, pitch and complexity change the total.
| Covering | Illustrative supply & fit (per m²) | Relative cost |
|---|---|---|
| Concrete tiles | £80 – £150 / m² | Most economical |
| Clay tiles | £100 – £200 / m² | Mid to high |
| Natural slate | £130 – £300+ / m² | Highest |
| New underlay & battens (add-on) | £20 – £40 / m² | Common additional item |
Illustrative whole-roof totals for a typical semi-detached home — not quotes.
| Scope | Illustrative total range |
|---|---|
| Re-cover, concrete tiles | £6,000 – £12,000 |
| Re-cover, natural slate | £10,000 – £20,000+ |
| Scaffolding (typical semi) | £800 – £2,000 |
What’s usually included
Typically included
- Stripping and disposing of the old covering
- New underlay, battens and the chosen tiles or slates
- Renewing flashings, ridges and other weatherproofing details
- Scaffolding for the duration of the works
- Labour for the full installation
Often not included
- Structural repairs to rafters revealed once the roof is stripped
- Upgrading the structure to carry a heavier covering
- Fascia, soffit and gutter renewal unless quoted alongside
- Loft insulation upgrades unless specified
Get a price for your roof
The only way to know what your job will cost is a quote from a roofer who has seen it. Get a free, no-obligation quote from a trusted local roofer.
