Roof Replacement Cost by Roof Type and Property Size
Two variables set most of a replacement price: what is going back on, and how much of it there is. This page crosses those two so you can find the box your house sits in, rather than reading a single national average that fits nobody. Everything here assumes a full strip, new underlay and batten, dry fix ridge and renewed flashings.
- Concrete tile, the lowest cost covering, 40 to 60 year life
- Clay tile, holds colour, 60 to 80 year life
- Spanish slate, mid cost natural stone, 50 to 80 year life
- Natural Welsh slate, the long game, 80 to 100 year life
- Synthetic slate, 30 to 50 year life, lighter on the structure
By covering, on a standard three bed semi
By property size
What pushes a job to the top of its range
Where you are matters too
New roof cost for terraced and semi-detached houses
How much for garage roof replacement?
Roof replacement cost, common questions
Can I change from slate to tile to save money?+
Sometimes, but concrete tile is heavier than slate and the existing rafters were sized for what is up there now. It is a structural question, not a shopping question, and we check it before quoting a change of covering.
Do you re-use the old tiles?+
On a conservation street or where a client wants the weathered look we will salvage and re-lay sound tiles, with new underlay and batten underneath. Expect breakage losses of ten to twenty per cent that have to be made up.
How much of the price is the scaffold?+
On a standard semi it is a modest but fixed slice, and it does not shrink if the roof is small. That is why little roofs can look expensive per square metre.
Is half a roof ever sensible?+
Yes. Re-covering one elevation is normal where the rear has failed and the front has years left, and it is a lot cheaper. We will say honestly whether the other side will follow soon.
How much does a new roof cost in the UK?+
Use the by-covering ranges above as a starting point, rather than a single UK average. For a standard three-bed semi, concrete tile is £7,500 to £12,500 and natural Welsh slate is £14,000 to £22,000, with the other coverings listed between them. These are our working ranges, not a national fixed tariff; roof size, access and timber condition affect the quote.
How much is a new roof on a terraced house?+
Terraces sit at the lower end of the house roof ranges because there is less area to cover and scaffold is usually simpler. Our guide puts a straightforward mid-terrace concrete tile re-roof at £4,500 to £7,500. End terraces and awkward access can cost more.
How long does a roof replacement take?+
A standard three-bed semi is usually three to five working days once scaffold is up, weather permitting. Larger roofs and complicated valleys or dormers take longer; agree the programme before work starts.
Need Roofing Work You Can Rely On?
Contact Stoker Property Solutions for new roofs, flat roofing, repairs and maintenance across Newcastle, Sunderland and the wider North East.