How Much Does a New Roof Cost?
£5,000 – £22,000
for a 3-bed semi
A full roof replacement costs between £5,000 and £22,000 for a typical 3-bed semi-detached house, depending on the tile type, the condition of the roof structure, and whether new felt and battens are required. This is one of the largest single home maintenance costs a homeowner will face, but a properly installed roof should last 30-60 years depending on the material.
Average cost
£5,000 – £22,000
for a 3-bed semi
Prices vary by region, property type and tradesperson. Always get at least two quotes.
What affects the price?
Tile type - standard concrete interlocking tiles cost £25-£40 per m2 installed; clay plain tiles cost £40-£80 per m2; natural slate costs £60-£120 per m2
Scaffold hire - always required for a full re-roof and adds £1,500-£3,000 for a typical semi-detached
Felt and battens - a full strip including new breathable felt membrane and treated timber battens adds £15-£25 per m2
Roof complexity - a simple plain roof is cheaper than one with multiple hips, valleys, dormers, or chimney stacks to flash around
Labour vs materials
Labour for a full roof replacement on a 3-bed semi typically takes a team of two roofers four to six days. Labour represents approximately 40-50% of the total installed cost.
Repair or replace?
If the roof is over 30 years old or the cumulative cost of repairs over the past few years is high, a full replacement is usually the more economical long-term decision. Get a written inspection report to compare repair costs over five years against the replacement quote.
Questions to ask your tradesperson
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