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Roofing

Roof repair and replacement estimate.

Roof work is one of the most expensive and disruptive elements of any building project. Whether you are replacing a few slipped tiles or stripping and re-covering an entire roof, accurate pricing depends on the roof covering, geometry, access conditions, and scaffolding requirements.

Authored by Alexandr Vreme & Maksym Vasylkov
Published July 2026 — Next review July 2027

Who this guide is for

This guide is for homeowners facing roof repairs or replacement, roofing contractors preparing quotes, and surveyors assessing roof condition. It covers pitched and flat roofs, tile and slate coverings, lead work, chimney repairs, and the critical scaffolding costs that can dominate small repair jobs.

Information needed

To prepare a reliable roof estimate you need to know:

• Roof type — pitched (including pitch angle) or flat roof
• Current covering — concrete interlocking tiles, plain tiles, natural slates, or felt
• Extent of work — full strip and re-cover, like-for-like repair, or overlay
• Roof area — measured in square metres of roof plan
• Roof geometry — number of hips, valleys, ridges, abutments, dormers, and rooflights
• Access and scaffolding — height, ground conditions, pavement or road closure requirements
• Condition of underlying structure — battens, felt, and timber rafters
• Any existing lead work, chimneys, and flues

Full replacement typical costs

Full re-roofing costs vary significantly by covering material:

• Concrete interlocking tiles — £70–100/m² (most common and most economical)
• Clay plain tiles — £90–140/m² (heavier, require additional batten strength)
• Natural slate — £120–180/m² (premium appearance, longer lifespan, higher labour cost)
• Artificial slate — £90–130/m² (lighter than natural slate, easier to work with)
• Flat roof GRP (fibreglass) — £70–110/m² including insulation layer
• Flat roof EPDM (rubber) — £70–100/m², quicker to install than GRP
• Felt and torch-on — £50–80/m² (lowest cost but shorter lifespan)

These rates include strip, batten replacement, new felt, tile/slate fixing, and basic lead flashings. Complex geometry adds 15–40% to the per-square-metre rate.

Repair pricing

• Individual tile replacement — from £80 per tile/area (minimum charge including scaffold access)
• Ridge re-bedding and pointing — from £250 for a typical semi-detached house
• Valley gutter repair — from £400 depending on lead or felt valley condition
• Chimney repoint and lead tray — from £600 including new flashings
• Lead flashing replacement — from £300 per abutment or chimney
• Fascia, soffit, and gutter replacement — often needed alongside roof work, typically £25–45/m

Commonly missed costs

• Scaffolding — often £1,500–3,000 for a typical 2-storey semi-detached house; can exceed £5,000 for complex or high roofs
• Lead flashings replacement — many quotes assume existing lead can be reused, but removing and refitting often damages it
• Fascia, soffit, and gutter replacement — if these are being replaced, it is far cheaper to do them at the same time as the roof
• Felt replacement under tiles — old roofing felt is often perished; replacing it adds time and a skip load of waste
• Ventilation tile requirements — current building regulations specify ventilation for cold roof constructions
• Building regulations approval for new roof coverings — changing covering type may trigger a full application
• Skip hire and waste disposal — heavy roof tiles fill skips quickly; budget for multiple loads
• Temporary weather protection and roofers' insurance

Miniature worked examples

Example 1: Full re-roof — 80m² concrete interlocking tiles

Strip existing tiles, felt, and battens	£1,500
Scaffolding (2-storey semi)	£2,000
New treated battens and breathable felt	£1,200
Concrete interlocking tiles and fittings	£4,000
Labour — fixing and finishing	£3,500
Lead work — valleys and flashings	£800
Total	£13,000

Example 2: Small repair — 10 slipped tiles replaced

10 tiles replaced (including tiles, clips, and labour)	£800
Scaffolding	£2,000
Total	£2,800

Note: scaffolding is the dominant cost for small roof repairs. Always check whether the roofer can use a tower scaffold or MEWP instead — this can halve the access cost on simple repairs.

Questions to ask

• Is this a repair or a full re-roof?
• Do you know the current covering type and approximate roof area?
• Is scaffolding included in the quote or quoted separately?
• Are there dormers, rooflights, or complex valleys that increase cost?
• Do the chimneys need repointing or lead work at the same time?
• Will the fascia, soffits, and gutters be replaced — if so, do it concurrently?
• Is building regulations approval required for the new covering?
• Are there any signs of roof timber rot that could add to the scope?