Roof Replacement Cost Calculator (UK 2026): Estimate Your New Roof Price

Enter your roof size and pick a material to get a realistic 2026 cost range for a full pitched roof replacement, including labour, scaffolding and stripping the old roof. The two figures that move the price most are roof area and material, so getting those right is what turns a wild guess into a number you can check a quote against.

Roof replacement cost in 2026: what the calculator gives for a typical house

A full roof replacement in the UK costs roughly £5,200 to £17,800 on concrete tiles, depending mostly on the size of the house. The table below is the calculator's own output for each house type with its default settings: concrete tiles, UK average prices, a two-storey scaffold, and stripping and disposing of the old roof. No insulation upgrade and no timber repairs are included.

Those ranges sit close to the other 2026 figures published this year. Book a Builder UK puts a terraced house at £5,500 to £9,000, a semi at £6,500 to £12,500 and a detached house at £9,000 to £18,000 or more (source). PAD Magazine's July 2026 figures are £5,000 to £8,000 for a small terrace, £7,000 to £12,000 for a semi and £10,000 to £18,000 or more for a detached house (source). If a quote lands far outside the band for your house, ask what is driving it.

How much the roof covering changes the price

Same house, different covering. For the 75 m² semi with a simple gable, everything else left at the defaults:

• Fibre cement or composite slate: £5,675 to £9,950
• Concrete tiles: £6,425 to £10,325
• Clay tiles: £7,550 to £12,200
• Natural slate: £9,050 to £15,200

Natural slate costs more per square metre and takes longer to lay, which is why it adds around £3,000 to £5,000 on a typical semi. Switching material can also bring in planning or conservation area questions, covered in our page on planning permission and building regs for a new roof.

What a roof replacement quote should include

The calculator splits the job the way a fair quote does. Check each of these is listed, or ask why not:

• Covering, battens and membrane, priced on the actual sloped area. Our roof area calculator works this out from your footprint and pitch, and roof cost per square metre explains the rates.
• Scaffolding, usually a four-figure line on a two-storey house. Book a Builder UK quotes £800 to £1,500 for front and back and £1,500 to £3,000 or more for a full wrap. More on roof scaffolding costs.
• Strip-out and waste, including the skip.
• Ridge, hips, verges and leadwork, which are often where cheap quotes cut corners.
• A provisional sum for rotten timber, because nobody can see the rafters and battens until the old covering is off.
• Building Regulations sign-off, either through Building Control or a roofer registered with a competent person scheme.
• VAT, stated clearly as included or extra.

For one house type in detail, see roof replacement cost on a 3-bed semi and terraced and detached roof costs. On timing, how long a new roof takes covers the days on site.

Frequently asked questions

How much does a roof replacement cost in the UK in 2026?

Most full pitched roof replacements cost between about £5,000 and £18,000. On concrete tiles our calculator gives £5,165 to £8,345 for a small terrace, £6,425 to £10,325 for a semi with a simple gable and £8,630 to £13,790 for a standard detached house, including scaffolding and stripping the old roof.

Does the calculator include VAT?

Treat the figures as a budget, not a VAT-inclusive price. Firms below the VAT threshold do not charge it, and registered firms do, so always check whether a quote says "including VAT" before comparing two of them.

Why are two quotes for the same roof so far apart?

Usually because one includes things the other leaves out: full-wrap scaffolding, new leadwork, a timber allowance or the insulation upgrade. Line the quotes up item by item using the list above before you compare totals.

Do I need to upgrade the insulation when I replace the roof?

Usually, yes. Under Approved Document L, re-covering more than 50% of a roof surface, or more than 25% of the whole building envelope, counts as renovating a thermal element, so the roof should be brought up to current insulation standards where that is technically and economically feasible. Tick the insulation box in the calculator to see the extra cost.