Typical cost in 2025
Most homeowners pay around £10,000 for a 3-bedroom semi-detached house, concrete tiles
What affects the price?
Roof size
The biggest cost driver. Roofers price by the square metre — typical rates are £50–£100/m² for labour and materials. A 3-bed semi has around 50–70m² of roof area.
Roofing material
Concrete tiles: £50–£70/m². Natural slate: £80–£120/m². Clay tiles: £70–£100/m². Felt/flat roofs are cheaper but shorter-lived. Material choice dramatically affects cost and longevity.
Roof complexity
Hipped roofs, valleys, dormers, and chimneys all add labour time. A simple gable roof is cheapest; a complex hipped roof with multiple valleys can cost 30–50% more.
Scaffolding
Scaffolding is required by law for most roof work. For a semi-detached house, expect £800–£1,500 for erection, hire, and dismantling over 1–2 weeks.
Old roof removal
Stripping and disposing of old tiles, battens, and felt adds £500–£1,500 depending on roof size and whether skips are needed.
Typical cost breakdown
Estimates are based on UK average rates in 2025. Prices in London and the South East are typically 20–30% higher.
Frequently asked questions
How long does a new roof last?
Concrete tiles last 40–60 years. Natural slate can last 100+ years. Clay tiles typically last 60–80 years. Flat felt roofs need replacing every 10–15 years, whereas GRP (fibreglass) lasts 25+ years.
Should I repair or replace my roof?
If the felt underlay is cracked and moisture is getting in, or if more than 25% of tiles are broken or slipped, replacement is usually better value than repeated repairs over 3–5 years.
Do I need planning permission for a new roof?
Usually no — replacing a roof with the same materials is permitted development. However, if you're in a conservation area or changing materials significantly, check with your local council first.
How long does a new roof take?
A standard 3-bed semi typically takes 3–5 days once scaffolding is up. Larger or more complex roofs can take 1–2 weeks.
Does my home insurance cover roof replacement?
Storm damage is usually covered. General wear and tear is not. Get a surveyor's report or roofer's assessment to support an insurance claim for sudden damage.