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
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.
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.