How Much Does A New Roof Cost?

At Aspect, we have over 20 years of experience serving homeowners across the Southeast of England. We understand that deciding to invest in a new roof is a significant decision. Whether you’re considering repairing your existing roof or installing a new roof, knowing the costs can help you make informed choices. In this guide, we’ll break down what you need to know about new roof costs, roof replacement costs, different types of roofs, and factors that influence the overall expense.

When planning home maintenance or renovations, one of the crucial elements to address is the roofing. Whether you live in a terrace, semi-detached, or detached property, understanding the various types of roofs and their associated costs is essential for effective planning.

As your existing roof approaches the end of its lifespan, patch repairs can often be an effective way of resolving problems. However, there is only so much patching that can be done before accepting the reality that a new roof is needed. Our experience shows us that patching areas that have been previously repaired means they are less likely to last a long time. A comprehensive approach to roofing is vital for achieving long-lasting results and maintaining the structure’s integrity. Engaging qualified roofing professionals will ultimately enhance the longevity and safety of your home.

It’s not uncommon for building firms to undertake loft conversions or extensions without involving a dedicated roofing contractor, which can lead to problems such as leaks. A certified roofer has the expertise to correctly install a roof and complete the detailed finishing work, such as lead flashings, to a high standard to prevent water ingress.

Here, we have provided two specific examples that reflect the majority of properties our roofers work on. However, when it comes to larger properties such as five-bedroom detached houses, there are many variables to consider, making it challenging to provide an accurate estimate.

Each property is unique, and factors such as location, condition, and trends can significantly influence its value. We encourage you to get in touch for a personalised assessment that takes all these factors into account.

When a roof covering is being replaced, sometimes work will be needed on other parts of a roof, too. These include chimneys, parapet walls, gutters, roof windows, insulation or structural elements. We haven’t made allowances for work on any of these in this article. A professional roofer would assess the need for work on them as part of their roof inspection survey.

Without a loft conversion and flat roof section

Most mid-terrace home without a loft conversion will have an up and down pitch roof. Access will be slightly more because scaffolding is needed at both the front and back of the property to allow for safe working on both side.

With a loft conversion and flat roof section

A lot of the terrace houses our roofer work at nowadays have converted loft spaces, which usually means a section of flat roof rather than a pitched section at the rear. In this case, a bigger budget should be allowed. Access is usually only needed to the front of the property in these situations.

Most of our roofers recommend liquid membrane and fibreglass layer systems. The main reason for this is the greater lifespan they provide compared with traditional mineral felt coverings.

Access = £1,000 to £1,200

Labour, materials, waste removal = £17,000 to £22,000

If you have a single storey flat roof extension, or garage, the replacement cost typically falls between £7,000 and £9,000 for materials, labour, and waste. This is based on an average size of 50m2. Some access will be needed to ensure safety, such as an access tower and safety rails. 

The final cost will depend on the type of roof covering you choose. While mineral felt is a more traditional and economical choice to liquid membrane layer systems, it’s important to remember that its shorter lifespan may lead to additional costs in the future. Rubber (EPDM) fibreglass and metal roof coverings are some of the other options for flat roofs.

Most semi-detached homes will have pitched roofs featuring a hip-end, and possibly features such as gables. The more complex the structure of the roof is, the more it will cost in labour and materials to reroof. Access costs will be higher than for a terrace property and to allow for bridging across ground floor structures such as a conservatory.

Although man-made slates are a great option for semi-detached homes, owners will sometimes be tempted with more expensive options to increase their property’s “curb appeal”.

Access = £2,300 to £2,600

Labour, materials, waste removal = £18,000 to £22,000

If you own a detached house, prepare for significantly higher costs, as roofing prices can vary widely based on the size and age of the property.

The cost of replacing your roof can vary considerably. Generally, homeowners in the UK can expect to spend anywhere from £5,000 to £20,000 for a new roof. Our costs are based on typical properties and labour charges in the South East of England and probably vary in different parts of the country. Based on our work, the average roof replacement cost for a standard home typically falls between £15,000 and £20,000. What influences this price? Several factors play a role:

– Depends on the size: A larger roof will naturally cost more to replace.

– Materials Used: Certain roofing materials are more expensive than others. Natural Slate is the most expensive roof covering on the market, and a good alternative is man-made fibre cement slate.

– Complexity of Installation: Some roofs are trickier to install, potentially increasing costs.

For example, a small one storey property might only cost around £4,500 for a straightforward tile roof, but a larger property requiring high-quality materials like slate could easily rise to £15,000 or more. Weather conditions in your area can also affect your choices; roofs in regions with harsh weather may require more durable materials, increasing the overall cost.

When it comes to roofing, the type of material you choose will significantly influence your costs. Different materials come with unique features, benefits, and prices. Here’s a look at some common types of flat roofing and other options available for British homes:

Man-made fibre cement slate:

Man-made fibre cement slates are roofing materials made from cement, water, air, and synthetic and cellulose fibres. Known as artificial or composite slates, they have several key characteristics:

• Lightweight: Easier to handle and install, beneficial for fragile roofs.
• Durable: Resistant to extreme weather, including rain and UV damage.
• Uniform: Manufactured for consistency, reducing the need for natural ventilation.
• Aesthetically pleasing: Can be pigmented and textured to resemble natural slate.
• Recyclable: A sustainable building material.
• Low maintenance: Requires minimal upkeep.
• Guaranteed: Most come with a 30–50 year warranty; some can last up to 70 years.

Metal Roofing:

Increasingly popular for its durability and energy efficiency, metal roofing installation costs around £8,000 to £15,000. One major perk is that metal roofs can last between 40 to 70 years, making them a wise long-term investment.

Slate Roofs:

If you desire something stunning, slate roofs are a fantastic option but come at a premium price, typically ranging from £10,000 to £30,000. With proper maintenance, slate roofs can last over 100 years, providing excellent value.

Flat Roofing:

Often less expensive to replace, costs average around £3,000 to £8,000, depending on materials used, such as EPDM, TPO, or felt. People commonly use flat roofs for extensions, garages, or commercial spaces. However, regular maintenance is crucial to prevent water building up and leaks, particularly in the UK’s damp climate.

Labour costs form a significant part of your roofing budget. The complexity and size of the job will influence how much you need to pay for labour. It’s we strongly recommend hiring to hire a reputable roofing contractor e.g. registered with NFRC who can provide accurate quotes tailored to your specific needs. Some manufacturers base their warranties on installation by a certified installer – you know you’re getting the roof installed by an expert.

Hiring trade experts is going to cost more, but you have the peace of mind knowing it’s been installed correctly and that it should last for many years.

On average, the cost of labour accounts for 40-60% of your total roofing expense. Thus, understanding these costs from the outset will help you navigate your roofing project with greater confidence.

In summary, whether you’re planning a loft conversion, an extension, or simply maintaining your roof, it’s crucial to understand what the various options will cost. Encourage discussions with experts who can provide a thorough assessment tailored to your property’s specific needs. By talking with professionals, you can explore multiple options and gain insights that go beyond a single solution.

Choosing a company that employs certified installers of different types of roof coverings can be beneficial since it ensures you receive independent advice rather than a recommendation based solely on familiarity with one type of roofing material. This approach allows you to make well-informed decisions that enhance both the functionality and aesthetic appeal of your home, setting you up for success in your project.