Roof repair and replacement are widespread in the UK. However, the cost to reroof a house can vary as roofs come in many different sizes and shapes and are built using different quality materials. You need to replace your roof every 20-25 years, as most tops after 15 years start deteriorating.
in this article
Cost To Reroof A House
The UK national average roof replacement cost is £6,500, with most homeowners spending between £3,000 – £10,000. Bigger and most complicated roofs can cost up to £18,000.Common Roofing Materials
The most common roofing materials used in the UK are asphalt, slate, and tiles. The cost of these roofing materials can vary significantly, with asphalt being the cheapest and slate being the most expensive. For instance, asphalt shingles can range from £50 to £100 per square meter, while slate can cost up to £200 per square meter.
A small, simple roof will be less expensive to reroof than a larger and more complex roof. Additionally, if your roof has multiple angles, valleys, or dormers, completing the job takes more time and effort, resulting in a higher cost.
| National Average Cost | £6,500 |
| Minimum Cost | £3,000 |
| Maximum Cost | £18,000 |
| Average Range | £3,000 to £10,000 |
If you’re not sure you need a new roof and you would like an evaluation first, hire a roof inspector to come out for around £150-£200.
What is retiling, and how much does it cost?
Retiling is the process of replacing broken or damaged tiles or shingles with new ones. The cost of replacing missing or slipped titles comes to £100 and £300 per square meter. Several roofing contractors charge hourly, from £8 to £16 per hour. Replacing ridged tiles costs between £100 and £350 per square meter. The average price of retiling a whole roof comes to £5,000.
What is re-roofing?
Re-roofing is the process of layering new shingles on top of already existing ones. It is cheaper and faster than a complete roof replacement, but it can only be done once and is not recommended if sagging or rotting occurs.
Re-roofing is best for roofs in good shape and can restore the look of the roof, but it has a shorter lifespan than a new roof. The cost to reroof a house can vary based on materials, labour, the size of the company, and your location.
What is roof restoration?
Roof restoration is preferred when the roof is not damaged beyond repair. Similar to re-roofing, the roofing structure is partially torn down. Additionally, It is thoroughly checked for damages which are then repaired to guarantee its safety. Homeowners will need to hire professional roofers to work on the roofing structure to enhance it, fix any damages, and improve the appearance of the rooftop.
After the roof restoration has been completed
After repairing the damaged roof, the next step is to repaint the roof tiles and then coat them with another layer of colour, giving the roof a new and fresh look. The goal is to secure the top, give it a fresh look, and prevent further damage and degradation.
How often does a roof need replacing?
A well-maintained roof can last anywhere from 15-50 years. According to most roofing experts, you should replace your roof after 20-25 years. The recommended roof replacement time frame for composition shingles is 12-20 years, for asphalt shingles 15-30 years, for wood shingles 20-25 years, for rubber roofs 30-50 years, and for metal roofs 50-75 years.
The frequency at which you need to replace your roof depends on the materials that the roof is made of and the climate to which it is exposed. Regular inspections are recommended twice a year to detect any potential problems such as cracked or damaged shingles, missing shingles, sagging, mould or rot, signs of water damage or leaking, or holes.
A roof replacement is more important than retiling, and therefore the cost is higher. It involves :
- Removing the old roof,
- inspecting the structure underneath,
- and installing a new roof.
Roof repair vs roof replacement cost
The cost of roof repairs is generally not as high as the roof replacement cost. But if the roof is reaching the end of its lifespan, multiple repairs can quickly add up. In this case, a replacement of the roof may be the more cost-effective option in the long run. In conclusion, looking over your roof regularly and addressing any issues immediately is essential to avoid further damage.
Here are some tips to help you determine if you need a new roof:
Roof age: if your roof is older than 20-25 years, and it has been rebuilt only with one layer of shingles.
Shingles are curling: If your shingles look curled and lose granules.
Roof valleys: If your shingles are falling apart or missing near the roof valleys. This is a clear sign that your roof is susceptible to roof leaks.
Missing shingles: If you notice that after a heavy rainfall or storm, your roof is missing shingles.
Shingle granules in the gutters: if your roof looks darker or inconsistent in some parts. This might be a sign of a granule warning.
Daylight through roof boards: If you notice any moisture in the insulation or daylight coming through the roof board.
Interior water damage: If you notice stains on your interior ceilings or walls. Take it as a direct indication that either your roofing system is damaged.
Replacing your roof is challenging, but it is the only way to deal with this situation effectively. Roof replacement is not always more expensive than roof repairs. The cost is higher when extensive repairs add up to the cost of roof replacement. This happens mainly if you are doing constant repairs on an old roof.
How much to reroof a house?
The cost to reroof a house in the UK can vary depending on the size of the roof, the type of materials used, the location, and the complexity of the project. Expect to pay from £3,000 to £10,000 for a typical semi-detached house 60-70 square meters, using standard roofing materials such as concrete tiles or slates.
However, if you are looking to use premium materials like clay tiles or natural slates, the cost can be significantly higher, and it can range from £15,000 to £30,000 or more.
| Roof Job | Particulars | Price Variation |
|---|---|---|
| Renovate the entire roof on a three-bed, semi-detached, two-story house – plain tiles | This estimate includes the cost of materials, labour, and disposal of the old roof. | $5,000 to $8,000 |
| Roof renovation of a 4-bed, detached, 2-story house with plain tiles | This estimate includes the cost of materials, labour, and disposal of the old roof. | $8,000 to $12,000 |
| Renovate the entire roof on a 2-bed bungalow using slate | Slate is a premium roofing material that is known for its durability and aesthetic appeal, which makes it more expensive compared to other roofing materials like plain tiles | $10,000 to $20,000 |
| Complete roof renovation of a 3-bed, semi-detached, 2-story house using slates | Slate is a premium roofing material known for its durability, longevity, and aesthetic appeal, making it more expensive than plain tiles. | $15,000 to $30,000 |
How to calculate the roof replacement cost
The following table can help you calculate the roof replacement cost in the UK.
| Job | Price Range |
|---|---|
| Scaffolding | £500 – £1,500 |
| Remove existing roof (incl. skip) | £1,000 – £3,000 |
| New roof frame | £3,000 – £6,000 |
| Slate roof (incl. membrane) | £5,000 – £10,000 |
| Insulation | £800 – £2,000 |
| New fascia and soffits | £1,000 – £2,500 |
| Gutter installation | £500 – £1,200 |
How long should a reroof last?
The lifespan of a reroof depends mostly on the type of material used. Slate, copper, and tile roofs are known to last longer when compared to other roofing materials. In general, a reroof made of slate can last up to 100 years, while copper roofs usually last up to 50 years. Tile roofs can last up to 50 years or more, depending on the materials’ quality.
However, the lifespan of a new roof can also depend on factors such as maintenance, climate, and installation. Regular cleaning and inspection can help prolong the lifespan of a newly built roof.
Roof repair causes
Nearly all roof leaks are much the same and are a result of similar kinds of problems. Examples of these are:
Blown or missing shingles
Irrespective of their manufactured material, roof shingles are susceptible to lifting due to high wind gusts. Lightweight materials are affected by this compared to heavier ones. However, even heavy shingles made of asphalt may peel off and be swept away by the wind, causing your underlayment and roof deck to be susceptible to the outside weather.
Broken or dripping pipe flashing
The roof’s vent pipes lay below your roofing material. They are generally well-sealed. However, deterioration of the pipe flashing or maybe of the sealant could make it easy for water to penetrate right through to the inside.
Step flashing of chimney/skylight
The flashing on the chimney might leak when high wind gusts pull it off your roof or chimney or if the sealant is damaged. A leak might only be condensation at first glance. But, a damaged skylight or weathered seals can undoubtedly result in a leak.
Valleys
Valleys are the small guttering that travels down the roof’s interior angles. Since most rainwater will flow down these valleys due to gravity, ensuring they are not defective is of great importance.
Ice dams
Ice dams form when snow on a roof melts and refreezes at the edge, creating a barrier that prevents water from properly draining off the roof. This can lead to water damage in the home.
Shallow slope/insufficient roof pitch
Roofs with shallow slopes are vulnerable to wind damage just as much as flat roofs. In addition, they usually don’t offer good run-off in rainy locations.
How much does it cost to retile a roof?
Retiling is the process of replacing broken or damaged tiles or shingles with new ones. The cost of replacing missing or slipped titles comes to £100 and £300 per square meter. Several roofing contractors charge hourly, from £8 to £16 per hour. They are replacing ridged tiles costs between £100 and £350 per square meter. The average price of retiling a whole roof comes to £5,000.
Also, suppose you have rotting timbers that need replacement or new ones to support heavier material. In that case, the cost will increase significantly depending on the job type and reinforcement your roof will require.
Save Money with DIY
Removing old shingles is the most difficult part of the job. Doing it yourself could save you around £1,000. Professionals can do job the job more safely and efficiently, so think about it carefully before taking a DIY approach.
For more detailed information, please also check the table below:
Roof repair cost
| Roof Job | Particulars | Price Variation |
|---|---|---|
| Leaking roof repair on a 2-bed bungalow | This depends on the severity of the leak. However, approximately six roofing tiles are used in most cases, and it should be a fairly quick fix. | £100 – £1000 |
| Repair leaking roof on 3-bed, semi-detached house with two stories | Again, the severity of the leak is a factor. However, six roofing tiles are generally used; it won’t be more than a morning’s work. | £90 – £200 |
| Install flat roof on conservatory. | This should be a relatively simple job for any professional roofer. Who will usually complete it within one day? | £300 – £450 |
| Install flat roof on average single garage | Flat roof installation on a single garage using a rubber membrane. | £850 to £1150 |
| Replace soffits and fascias on an average 3-bed detached house with two stories. | A job to erect a new flat roof on a conservatory that measures roughly 3m by 3m. | £850 – £1150 |
| Replace soffits and fascias on an average 3-bed detached bungalow | This job usually involves removing the old wooden soffits and fascias and replacing them with uPVC equivalents. Labour and parts are included in the cost. | £1350 -£2250 |
| Replace soffits and fascias on an average 3-bed detached house with two stories | Again, this job involves removing the wooden soffits and fascias and adding new uPVC versions. Labour and parts are included in the price, as well as scaffolding. | £1675- £3000 |
| Fitting a roof vent | Fitting one or two simple roof vents. The prices include the labour + the cost of each roof vent, which comes to £30 each. Slate vents can take longer, and therefore the cost increases. They usually require half a day of work. | £250 – £500 |
How Much Does a Slate Roof Cost?
The cost of a slate roof installation in the UK can vary depending on several factors, such as the size of the roof, the type and quality of the slate, and the complexity of the installation. However, as a rough estimate, you can expect to pay between £70 to £120 per square meter for the installation of a new slate roof in the UK.
The cost of the slate material itself can also vary widely, depending on the quality and type of slate you choose. Welsh slate is generally considered to be of the highest quality and can cost around £80 to £100 per square meter. Spanish slate is a more affordable alternative and can cost between £40 to £60 per square meter.
What is the cheapest roof to install?
When it comes to roofing, cost is often a major consideration for homeowners. Asphalt shingles are likely your best bet if you’re looking for the cheapest roof to install. These shingles are widely available, easy to install, and come in a variety of colours and styles to suit your home’s aesthetic.
Additionally, asphalt shingles are durable and can last up to 20 years, depending on the quality of the shingle and the climate in which you live. While there are other roofing materials that may be cheaper initially, such as metal or rolled roofing, these materials may require additional maintenance or replacement sooner than asphalt shingles, making them more expensive in the long run.
Ultimately, the cheapest roof to install will depend on your specific needs and budget, but many homeowners find that asphalt shingles strike the right balance of affordability and durability.
Small roofing jobs prices
When your roof is damaged and your a looking for a professional roofer to repair minor damages or to replace several roof or ridge tiles, the following price table will help you estimate the amount of money you have to pay for each job.
| Roofing jobs | Typical cost |
|---|---|
| All prices include only labour and parts, excluding VAT. | |
| Clean gutters (front and back) | £80 to £120 |
| Replace 1-6 tiles | £170 to £500 |
| Replace 1-6 clay tiles | £150-£190 |
| Replace about six ridge tiles | £125- £250 |
The prices listed above do not include scaffolding. The price consists of stripping external tiles, supplying and fixing a new underlay, any required lead work, ridging and verge work, and tiling. Furthermore, these roofing prices are only estimates, and they may vary depending on your location and the size of the roofing company.
Benefits of Re-roofing: Why Should I Reroof My House?
There are many reasons that homeowners should choose to reroof their houses. The most common reasons are:
- Improved appearance: Reroofing can give your property a fresh and updated look. A better appearance will increase the overall value of your property.
- Increased energy efficiency: A new roof will help you lower energy bills and increase comfort levels.
- Enhanced safety: An old and damaged roof can pose safety risks such as leaks, mould growth, and weakened structural integrity.
- Reduced maintenance: With reroofing, you can avoid costly and frequent repairs that an old roof often requires. This can save you both time and money in the long run.
- Protection from weather: A new layer of shingles can protect your property from harsh weather conditions such as heavy rain, snow, and wind.
- Increased lifespan: Reroofing can last up to 20-30 years or more, depending on the material used. This can give you peace of mind knowing that your property is well protected.
Benefits of retiling old roofs
The following factors will significantly contribute to a better decision regarding retiling your roof.
When selling your home, having a new roof can significantly increase your property’s value, put your home to a new level, and make it stand out from many other properties within the same price range.
Re-tiling increases the value of the property.
No one wants to buy a house and end up spending thousands of pounds to install a new roof after a year or two. Re-tilling is much easier and more cost-effective, and who could calculate the cost of replacing your roof tiles at your home’s sales price, which will result in a free roof repair at the end of the deal?
How much it is to tile a roof will depend on the type of tiles you are interested in, the size of your home, and the part of your home that you want to be retiled. The roof restoration agency you decide on can significantly affect how much it costs to replace your roof tiles since some have far better fees than others.
A new roof is an excellent investment that always pays off!
Re-roofing will help raise your selling price and sell your house faster. According to ThisIsMoney, a well-constructed roof has a 63% ROI. It is essential for people living in high rain areas to realise that a damaged roof can cause many problems because of loose tiles and holes in the top. The sooner they deal with these problems, the more money they will save and the better your home looks and feels.
Ease of mind
The cost to reroof a house is nothing compared to the ease of mind you will experience when your roof is in good order. Your home’s roof helps protect you and your family and all the valuable equipment you have spent years paying off.
Save on repairs
A well-maintained roof can save you a lot of money on repairs resulting from a sudden storm in the neighbourhood that could submerge your home during heavy rains. Getting your roof repaired or replaced before it gets too damaged is much better.
Re-roofing grants
The cost to reroof a house may all look a bit much. However, you can always contact your council, as you may be eligible for a grant from your Local Authority, especially if you are obliged to opt for a more expensive design in keeping with the neighbourhood aesthetic.
The council could also guide you towards the best roof replacement experts to cut the roofing cost and inform you whether a specific roofing alteration is worth the investment.
How to reduce roof replacement costs
You can do your research.
Before contacting any roofer with your requirements, try to understand the complexity and size of your project first. Knowing the volume of the needed roofing materials will help you get a better understanding of the total cost to reroof your house. One “square” equals 100 square feet of roofing material. Also, remember that the installation and disposal fees are usually included in the estimates you will receive.
Shop Around
Try to get quotes from various roofers to find the best offer. Be suspicious of very low bids, as many roofers need to pay attention to customer satisfaction when working on a re-roofing project, as it is usually a one-off job. Be extremely careful who you hire. Get references from people you trust, check their reputation online and always hire certified installers. Also, ensure that the roofer/roofing company you hire offers a warranty on materials and installation.
Pick the right time
You can avoid scheduling your roof replacement in late summer and fall. The best time is usually winter and spring when roofers are less busy. You will get lower bids or off-season discounts at this time of the year.
You can use your home insurance.
If you have insurance for your home, it usually covers roof damage when it is not caused by neglect. You could get the advantage of your home insurance if your roof got damaged by a hailstorm or snowfall, as your insurer may pay for all or part of the roof replacement cost.
Do part of the work yourself.
If you have the skills, the proper equipment, the time, and are not afraid of heights, you can remove the old roofing yourself, lowering reroofing costs. Talk to your contractor first about breaking out the fork and roof jacks. It is heavy and dangerous work, and you may have to dispose of the old materials yourself.
Consider installing an overlay.
A roof overlay, a method of reducing reroofing costs, involves installing a second layer of shingles or roofing materials directly on top of the existing roof. This approach is favoured as a more affordable and quicker alternative to removing the old shingles and installing an entirely new roof.
However, it’s essential to exercise caution when considering overlays, as they may not always be the most effective solution. The durability of new shingles can be compromised due to extra heat trapped within the additional layers, potentially causing them to last less than the manufacturer’s warranty period.
Additionally, this technique increases the weight placed on your roof, potentially jeopardizing your house’s structural integrity. Moreover, overlays may not always yield visually appealing results and can hinder proper inspection of the deck’s condition.
Professional roofing services
The role and position of the roof make it a susceptible component of the house. As such, you’ll need to give the job to a qualified roofing contractor to ensure maximum safety and efficiency.
When you hire a roofing contractor to install or repair your roof, it’s important to consider the warranties and guarantees they offer. Look for a company that offers a workmanship warranty in addition to the manufacturer’s warranty on the roofing materials.
This will ensure that any problems or leaks that arise after the roof is installed are covered by the contractor. Other factors that can impact the cost of a new roof include roof repairs, tear-off and disposal of the old roof, underlayment and flashing materials, ventilation systems, and the cost of permits and inspections.
Benefits of property inspection
Having a roofing expert inspect your roof regularly and do minor repairs can help prevent further damage and save you a lot of money. Furthermore, even though the cost of doing a lot of minor roof repairs could easily add up to the price of a new roof, it is still a significant investment that increases the value of a property.
Overall, the cost of a new roof can vary greatly depending on a variety of factors. However, by working with a reputable roofing contractor and choosing the right materials for your home, you can ensure that your new roof will provide long-lasting protection for your home and family.
FREQUENTLY ASKED QUESTIONS
The reasons for getting a new roof are rather straightforward;
– Leaks after a Rainstorm
– Missing or Cracked Shingles
– Evidence of Decay or Rot
– Leaks around Chimney
– Stains on Interior Ceilings and Walls
You’ll need to inspect your roof first to spot any of the above conditions. If you see evidence of decaying or the first signs of a ceiling falling apart, you’ll need to contact a reputable roofer.
First, you will need to go to a respected source of roofing contractors, such as those found in Roofing Associations located in your state. The businesses that register with the roofing associations must meet certain standards and have practised for some time. Please be aware of roofers without connections to roofing associations, especially ones that show up after a storm.
Once you have found a selection of reputable roofing companies, you can separate them by their rates and services until you find one that meets your needs.
Yes. Metal roofs are generally fireproof and can withstand impacts that would penetrate an ordinary asphalt shingle roof. However, they are also much more expensive as well. Depending on how expensive it is to remove your old roof, a metal one generally costs twice as much and will take up to four times longer to install.
Yes. You can call a local or state government representative that will inspect your home for free to see if the roofer followed all the required rules and regulations. All states have had issues with lousy roofing companies before, so they will have a mechanism to inspect homes after installing a new roof.
n roofing terms, a square refers to a unit of measurement equal to 100 square feet. This is a common term used by roofing professionals to estimate the amount of materials needed for a roofing project.
For example, if a roof is 2,000 square feet, it would require 20 squares of material to cover it. This measurement is important when determining the cost of a roofing project, as it allows for accurate material and labour estimates.
Not all roofing materials come in standard square sizes. For several roofing materials, to estimate the full amount, you may need additional calculations.
Overall, understanding the concept of a square in roofing terms is essential for anyone involved in the roofing industry.
When it comes to roofing, one common question that often arises is how many roof tiles are required per square meter. The answer, however, can vary depending on the type and size of the roof tiles being used. Generally, standard roof tiles are usually around 265mm x 165mm and require around 60 tiles per square meter.
However, larger tiles, such as double Roman tiles, can require fewer tiles, around 50 per square meter. It’s essential to note that the number of tiles required per square meter also depends on the pitch of the roof and overlaps between tiles. It’s always best to consult with a professional roofer who can provide a more accurate estimate based on the specific tile and roof type.
When it comes to deciding the best time to replace your roof, climate plays a crucial role. The best time to replace your roof is during the warmer and drier months of the year, typically between late spring and early fall. Ideally, you want to avoid scheduling a roof replacement during the rainy season or winter months when the temperatures drop significantly.
This is because good weather conditions are ideal for roofing contractors to work efficiently and get the job done in a timely manner. Additionally, scheduling a roof replacement during these months ensures that your new roof will be fully installed and ready to protect your home during the harsh winter months. However, it’s important to note that if your roof is severely damaged or leaking, you may need to schedule a replacement regardless of the season.
The type of roof can vary depending on the region and local traditions. Flat roofs are becoming more common in urban areas, especially in modern buildings. The type of tiles used can also vary, with clay tiles being popular in some regions and concrete tiles being more common in others.
A roof can last longer with proper installation, regular maintenance, and high-quality materials. Adequate ventilation and insulation help prevent damage from moisture and temperature fluctuations. Timely repairs and addressing issues as soon as they arise can also extend the life of a roof.
Factors such as the climate, exposure to sunlight, and ventilation also play a role in how long a roof lasts. Additionally, avoiding walking on the roof or placing heavy objects on it can prevent unnecessary wear and tear. Regular inspections by a professional can help identify any potential issues before they become major problems. By taking care of the roof and promptly addressing any issues, homeowners can ensure that their roofs last for many years.
The British Standard for roofing is BS 5534:2014+A1:2020, which is titled “Slating and tiling for pitched roofs and vertical cladding – Code of practice”. This roofing standard provides guidelines and recommendations for the design, installation, and maintenance of pitched roofs, It also includes the selection of materials, fixing methods, and weather protection.
In addition, It covers topics such as roof pitches, wind loads, and ventilation requirements. Adhering to this standard can help ensure the safety, durability, and performance of roofing systems in the United Kingdom.
A complex roof is a type of roof design that incorporates multiple intersecting planes, angles, and slopes. These roofs are often characterized by their intricate shapes and challenging construction requirements, making them more difficult and expensive to build than simpler roof designs. Complex roofs are common in modern architecture and can add visual interest and complexity to a building’s exterior.
Reroofing involves layering new shingles on top of existing ones, while tear-off involves removing the old shingles before installing new ones. Reroofing is generally less expensive and quicker but may not be suitable if the roof has significant damage or structural issues. Tear-off takes longer and costs more but provides a more thorough and long-lasting solution.
Useful Resources
- https://money.com/money/4281302/replace-roof-need-to-know/
- https://angi.com/articles/7-warning-signs-you-need-new-roof.htm
- https://ratedpeople.com/budgets/costs-outdoors/costs-outdoors-roofing/main-roof
- https://thisismoney.co.uk/money/mortgageshome/article-2834756/Which-home-improvements-add-house-prices-investment.html
- https://www.homebuilding.co.uk/roof-cost-guide/
- https:roofers-rates.com/guttering-cost/
- https://roofers-rates.com/guttering-cost/
- https://roofpedia.com/how-much-does-a-new-roof-cost/
- https://wernerroofing.com/blog/everything-to-know-about-an-overlay-roof/
- https://allpointconstructionmi.com/what-does-re-roofing-mean/
- https://advancedroofingnw.com/roofing-questions/reroofing-vs-roof-replacement
- https://macontracting.com/blog/the-difference-between-reroofing-and-roof-replacement/