How Much will a Roof Replacement Cost?

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How Much will a Roof Replacement Cost?

The thought of replacing your roof can be intimidating. It’s without a doubt one of the biggest jobs you could do on your home and will consume plenty of time and money. That’s why it’s important to break a roof replacement down into chunks, figuring out the process and cost for each element. There are many factors to consider when working out just how much a roof replacement will cost.

What Is a Roof Replacement?

Roof replacement is a broad term, encompassing everything from exchanging old roofing materials for new ones, to overhauling the roof’s structure entirely. There are two main types of roof replacement, re-roofing, and restoration. The former is a total roof replacement, taking away the roofing material and stripping the whole roof down before rebuilding it. Restoration refers to smaller jobs, usually replacing a few rows of tiles or mending a rafter.

The exact kind of roof replacement that’s right for you depends on the issue(s) at hand, as repairing a small course of tiles when your roof is structurally unsound is simply living on borrowed time. The scale of the job required will of course greatly influence the cost, but a roof replacement should always be considered an investment in future decades, not just a one-time fix.

What Are the Signs That My Roof Needs Replacing?

There are a number of reasons why you might want to replace your roof, and a few issues you need to look out for that are strong signs your roof needs to be replaced.

Natural Wear

All good things come to an end, and the same is true of your roof. As time goes on, even the hardiest of roofing materials will suffer from wear-and-tear. If your home’s roof is 25 years old or more, it’s highly likely that it may need to be replaced. Even if your roof tiles are holding strong, it may be the case that your rafters, joists, or battens need looking at. Keep an eye on how your roof looks from the outside, as well as taking a look at the underside in your loft space.

Moisture Damage

Water and moisture are by far the two most common causes of damage to roofs. Water can enter into a roof space in a myriad of ways, and you’ll need to be vigilant, as water damage can quickly become catastrophic if left unabated. Signs of water damage in your roof space include stained walls and ceilings, leaks, and mould or mildew build-up. The larger the scale of the issue, the more likely that you will need to replace your roof.

Damaged Tiles

Thankfully, if roof tiles are damaged, they can often be replaced individually or row by row. However, if damage to your roof is so severe, for example after a very heavy storm, a full roof replacement may be in order. Things to watch out for include missing, cracked, or broken tiles, as well as roof sagging or unevenness.


As with tiles, it’s often possible to simply replace individual sections of flashing instead of undertaking a full replacement. However, this is not always the case. If the cracks or other damage to your flashing has allowed moisture to seep into your chimney or roof window frames, it may require extensive work to fix. If moisture, mould, pests, or debris are allowed to take root in a roof space, it can quickly become an expensive issue.

Valleys, Hips and Ridges

Valleys, hips, and ridges are some of the most difficult portions of a roof to reach and inspect properly. Missing tiles, cracked flashings, or excessive moss build-up in these areas are tell-tale signs to watch out for. If these issues are extensive, there may be structural problems you’re unaware of, that could require a full roof replacement.

Loft Space

The loft space is perhaps the most useful part of your home for inspecting your roof and diagnosing potential issues. With access to the underside of your roof, along with the timber beams, rafters, and joists that make up your roof’s structure, it’s worth going up there frequently to check for issues such as moisture or holes. Each of these issues, depending on their scale, may require you to undertake a full roof replacement.

Roof Replacement Costs

Once you’re certain that your roof needs to be replaced, there are many factors to consider that will influence the cost.

Type of Roof

The roof shape and design you use has an enormous impact on the cost of a roof replacement. With that in mind, it’s best to use the same shape moving forward. Unless there were serious issues with your previous roof, this can lead to an enormous increase in cost and other issues down the road. However, if you’re set on changing the style of your roof, we’d recommend consulting a professional first to get their advice.

Roofing Material

Another element that will have an enormous influence on the cost of a roof replacement project is the roofing material you choose. The cost of different materials varies massively, from concrete roof tiles which could cost around £4000 to natural slates which could cost as much as £6000.

Tools and Equipment

The cost of tools and equipment can’t be underestimated. Depending on what you already have to hand, this project could require significant additional investment. For example, scaffolding can add £1000 to a project, and other tools such as ladders, hammers, saws, and anything else will also need to be considered as they can quickly mount up.

Labour Costs

The costs of labour depend on how much professional help you hire. This will of course vary again depending upon the scale of the job, and the amount of specialised tools or equipment required to replace your roof.

Should You Hire a Professional?

This is one of the biggest questions you’ll need to ask yourself. Replacing a roof is already an expensive endeavour, and adding the cost of contractors may stretch your budget beyond its limit. Hiring professionals can be worth it, as the time saved and the guarantee of a job done well are great benefits. It’s important to have a look around, taking the time to compare roofing contractors that work in your area. Make use of reputable comparison sites and read reviews from others to ensure you make the right decision.

How Long Will a Roof Replacement Take?

The length of a roof replacement project depends on its size and scope. Roof replacements can take anywhere from a few hours to a week or more. A full roof replacement will usually take around three to five days for an average British home, but many things can affect this. These variable factors include the roofing materials used, the shape of your roof, and any other aspects of the project such as replacing rafters or guttering.

What Will a Roof Replacement Cost in Total?

A standard three-bedroom, semi-detached home that requires a total roof replacement will set you back around £5000 and will take around 5 days to complete. However, a larger detached home with a more complex roof shape, including multiple valleys could cost another £3000 and take 2-3 more days to complete. Roof replacements on older, traditional properties can take even longer, often running well over £15000 and taking weeks to be done.

How Can I Reduce the Cost of a Roof Replacement?

We realise the numbers above may be daunting, but there are ways to keep costs down on a big project like this. Bear in mind however, that cutting corners when it comes to your roof isn’t wise – or you may find yourself paying twice before long. We’d recommend spending your money wisely and efficiently, ensuring that any professionals you hire are reputable, and will complete the project as quickly as possible.

How Much Does Replacing a Flat Roof Cost?

There are fewer variations when it comes to flat roofs. Their designs are far more uniform than pitched roofs, and there are far fewer materials available to cover a flat roof. The most common flat roofing material is EPDM rubber, which can be replaced for as little as £300, depending on the size of the flat roof you’re working on.


We hope this guide has armed you with the information you need to work out how much replacing your roof will cost. It’s vital to consider everything, as hidden costs can quickly creep up on you. The last thing you want is to get halfway into your roofing project and discover another £2000 in required costs. The main thing to remember is that proper preparation, planning, and organisation are the three most important factors when undertaking a large roofing project. As long as you take the time to do the job properly, you’re sure to come under budget and ahead of schedule.

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