Roofing Cost Calculator UK 2025

A full re-roof for a typical 3-bed semi-detached house (approximately 60-80m²) costs £5,000-£12,000 depending on the material. Concrete tiles: £80-£120/m², Slate: £100-£150/m², Flat felt: £50-£80/m², Flat EPDM: £70-£100/m². Add £1,000-£2,000 for scaffolding.

Natural slate: 75-100+ years. Clay tiles: 50-60 years. Concrete tiles: 30-50 years. EPDM rubber: 30-50 years. Felt flat roof: 10-20 years. The lifespan depends on quality of installation, exposure to weather, and maintenance. Always use a roofer who offers a meaningful guarantee (minimum 10 years).

Scaffolding is required for almost all roof work under the Work at Height Regulations 2005. Costs are typically £1,000-£2,500 for a semi-detached house. Some minor repairs can be done from a roof ladder without full scaffolding, but this is not suitable for re-roofing work.

A like-for-like replacement does not need planning permission. However, you may need permission for: changing the roof shape or height, converting from flat to pitched, adding dormers, changing materials in a conservation area, or for listed buildings. Building regulations approval is needed if you are changing the structure or insulation.

Common roof repairs cost: replacing a few tiles £150-£400, fixing a leak £200-£600, repointing ridge tiles £300-£800, replacing lead flashing £200-£500, repairing a flat roof £200-£800. Emergency callout adds £100-£200. Always fix leaks promptly to prevent internal damage.

EPDM rubber (£70-£100/m²) is significantly better than traditional felt (£50-£80/m²). EPDM lasts 30-50 years vs 10-20 for felt, is more resistant to UV and temperature changes, and comes in single sheets (fewer joints to leak). The higher upfront cost is justified by the longer lifespan.

Replacing fascias and soffits in uPVC costs £40-£60 per linear metre including materials and labour. For a typical semi-detached house (approximately 30-40m of fascia/soffit), expect to pay £1,500-£2,500. It is cost-effective to do this at the same time as re-roofing as the scaffolding is already in place.

Absolutely. If you are having a full re-roof, upgrading insulation to current building regulations standards (at least 270mm mineral wool or equivalent) is very cost-effective as the roof is already exposed. Costs £1,500-£3,000 for loft insulation and can save £200-£400/year on heating bills.

Look for: membership of a trade body (NFRC, Competent Roofer, TrustMark), minimum 10-year guarantee, public liability insurance (minimum £2m), examples of similar work, at least 3 written quotes with itemised breakdowns, and references from previous customers. Avoid roofers who offer unsolicited quotes or demand upfront payment.

Signs include: multiple missing or cracked tiles, sagging roofline, daylight visible through the roof boards, persistent leaks despite repairs, moss and algae growth indicating ageing tiles, damp patches on upstairs ceilings, age (if over 30 years for concrete tiles), and rising energy bills due to poor insulation.