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What goes into a roof replacement quote?
A roof replacement quote is built from the area of the roof slopes, the covering you choose, how complicated the roof shape is, and the access, insulation and waste that come with it. The Federation of Master Builders says to expect a new roof to cost from £4,500 [S1].
Last reviewed:Why is there no single roof replacement price?
People look for a roof replacement calculator because a new roof is a large bill and they want a number early. The trouble is that two houses that look alike from the street can have very different roofs. The pitch, the number of hips and valleys, the chimney, the access and the state of the timbers all change the price.
The Federation of Master Builders says to expect a new roof to cost from £4,500 [S1]. That is a floor, not a typical price. This guide explains the inputs a roofer uses to build a replacement quote, so you can describe your roof clearly and see why quotes differ.
Our roofers page covers the trade. The roof repair cost guide explains repairs, which may be enough if the roof is mostly sound.
QuoteZila starts in Cheshire, with Crewe, Nantwich and Sandbach first, and anyone in the UK can post a roof replacement job.
Input one: how big is the roof?
Roof coverings are priced by the square metre of slope. The slope area is not the same as the floor area of the house. A steep roof has more slope than a shallow one over the same floor, and the roof overhangs the walls at the eaves.
A roofer will measure the slopes, either on site or from drawings. If you are sending details before a visit, give the number of bedrooms, whether the house is detached, semi-detached or terraced, and whether there is a garage, porch, bay or extension roof to include. Photos of every face of the roof help more than any figure.
Input two: what covering do you want?
FMB publishes typical material prices for common pitched-roof coverings [S1]. They are material prices only, before battens, membrane, fixings, labour and access.
| Covering | FMB material price | Things to ask |
|---|---|---|
| Natural slate | Around £2.50 per tile, or £53 per m² [S1] | Slate origin, size and fixing method |
| Fibre-cement slate | £23 per m² [S1] | Product name and how it is fixed at the ridge and verges |
| Plain clay tiles | Around £1 each, or £60 per m² [S1] | Handmade or machine-made, and colour match if partly reused |
| Interlocking concrete tiles | Around £22 per m² [S1] | Profile and colour, and whether it matches the neighbours |
| Labour | Around 40% of a new roof budget [S1] | Number of days and size of the team |
| VAT | Registration is required above £90,000 of taxable turnover in the last 12 months [S7] | Whether the total includes VAT |
Changing material matters for more than looks. Planning Portal says that replacing a covering with a different material, such as slate to tiles, is likely to need Building Regulations approval, so the roof stays structurally sound and meets fire and energy requirements [S2]. A much heavier covering may mean the roof structure needs strengthening, and Planning Portal advises checking with a structural engineer or surveyor before work starts [S2].
Input three: how complicated is the roof?
A simple roof with two plain slopes and a ridge is the quickest to strip and recover. Each of these adds time and materials:
- Hips, where two slopes meet on an outside corner, need cut tiles and hip tiles along the join.
- Valleys, where two slopes meet on an inside corner, need a lined channel and careful cutting.
- Dormers and roof windows break up the slope and need flashing all round.
- Abutments, where a roof meets a wall, need flashing to keep water out.
- Chimneys need flashing, and may need repointing, rebuilding or capping.
Our roof valley cost guide and chimney flashing guide go into those details.
Input four: what is under the old covering?
A replacement means stripping the old covering, battens and underlay back to the rafters. Only then can the roofer see the timbers properly. Rotten rafter ends, split rafters or a sagging section all add to the cost.
A clear quote names a rate for timber repairs found once the roof is open. Without one, any extra work becomes a negotiation halfway through the job, with the roof open to the weather.
Input five: insulation and ventilation
Planning Portal says a roof is a thermal element, so re-covering a roof should also include improving its thermal insulation [S2]. In practice that may mean insulation between or over the rafters, or more insulation in the loft, with ventilation to stop condensation.
Ask each roofer what insulation and ventilation they have included. A quote that leaves this out may look lower, but it may not be complete.
Input six: access, waste and paperwork
Access. Replacing a roof means working along every slope at height, usually from scaffolding. HSE's guidance for workplaces says to avoid work at height where it is reasonably practicable to do so, and otherwise to prevent falls using the right type of equipment [S8]. HSE: work at height. QuoteZila is not affiliated with this organisation. HSE explains more in its introduction to working at height. Ask whether scaffolding is included, who arranges it, and how long it will stay up. This guide does not give a method for roof work.
Waste. Old tiles, battens and underlay add up to a lot of waste. GOV.UK's waste code says a tradesperson who works on your property is responsible for the waste they produce, and the cost of its disposal should be included in what they charge [S5].
Permissions. Planning Portal says work on a loft or a roof may affect bats, and a survey or licence may be needed [S4]. A roofer registered with a competent person scheme can deal with building regulations sign-off. Otherwise you may need a building control application, so ask who is arranging it.
Input seven: gutters, roofline and extras
While scaffolding is up, other jobs become easier. FMB says refreshing gutters, fascias and soffits while the scaffolding is in place avoids a future call-back [S1]. If your roofline boards are flaking or your gutters leak, ask for them to be priced as a separate line, so you can decide.
Roof windows change the price too. FMB says Building Regulations approval is generally needed for new roof windows [S1]. Adding one while the roof is open is simpler than cutting one in later, but it needs to be planned before the work starts.
Aerials, satellite dishes, solar panels and vent pipes on the roof all need taking off and putting back. Make a list of everything fixed to the roof and send it with your job. FMB also advises allowing a contingency for defects that only appear once the roof is stripped [S1].
Is a full replacement really needed?
Not always. Planning Portal says repairs or re-covering of an existing roof will not normally need a building control application if less than 25 per cent of the building envelope and less than 50 per cent of the roof is affected [S3]. That is a building control rule, not a test of whether you need a new roof, but it shows that partial work is common.
If only one slope is failing, or the problem is a valley or the ridge, a repair or partial re-roof may be enough. Ask each roofer to explain what has failed, what is still sound, and how long a repair would be expected to last compared with a replacement. Our roof replacement briefing guide helps you set out the job, and the new roof guide covers the wider scope.
How do you compare roof replacement quotes?
Give every roofer the same information: photos of each slope, the covering you want, whether the chimney is staying, and any extra roofs to include. Then check that each quote names:
- the area of roof being replaced and the covering, by product
- battens, membrane, ridge and hip system, and fixings
- insulation and ventilation
- flashings, valleys, chimney work and any roof windows
- a rate for rotten timber found once the roof is stripped
- scaffolding and who arranges it
- waste removal and disposal
- who handles building regulations sign-off
- whether VAT is included
Citizens Advice suggests trying to get written quotes from at least 3 different traders before you decide on one [S6]. It says a quote is a fixed price, while an estimate is just a rough guess, so ask for a quote [S6]. For a long job, Citizens Advice suggests not agreeing to a deposit of more than 25%, and always getting a receipt [S6].
Jobs you might post
These are examples, not taken from real job posts.
- "Three-bed semi with a concrete tile roof, leaks at the valley and sagging battens. Please quote to strip and re-roof, including insulation and scaffolding."
- "Victorian terrace with a natural slate roof. Please quote to re-slate the front slope only, and inspect the back."
- "Bungalow with a hipped roof. Considering changing from concrete tiles to slate. Please advise and quote both."
Posting a roof replacement job
Photos of each slope and the chimney, plus any stains inside, help roofers decide what to bring. Your job goes to up to five matched local businesses [QZ2]. QuoteZila is free for customers and local businesses [QZ1].
Honest status: QuoteZila is new. We're starting in Cheshire, beginning with Crewe, Nantwich and Sandbach, and growing area by area. Anyone in the UK can still post a job or register a business. How fast you get quotes depends on how many local businesses have joined near you. Businesses can register and receive jobs straight away. We don't check insurance, qualifications or registrations, so please check these yourself before you hire.
Posting a job is not open yet
Questions about roof replacement costs
How much does it cost to replace a roof in the UK?
The Federation of Master Builders says to expect a new roof to cost from £4,500. The final figure depends on the size and shape of the roof, the covering, access and what is found under the old tiles, so ask roofers to price your roof rather than relying on a national figure.
Can an online calculator price my roof?
It can give a starting point, but only if you enter the right inputs, and it cannot see your roof. It will not know about rotten battens, a chimney that needs rebuilding or a tricky valley. Treat any calculator figure as a rough check on the quotes, not as a quote.
Is the roof area the same as the floor area of the house?
No. A pitched roof is larger than the floor below it, because the slopes are angled and the roof overhangs the walls. Roofers measure the slopes themselves, or work from drawings, which is one reason two quotes can use different areas.
Will I need building regulations approval to replace my roof?
Usually. Planning Portal says that in most situations replacing a roof will need Building Regulations approval. Changing to a different covering material is likely to need approval too. Ask each roofer how they will deal with this.
Does VAT change the price?
It can. A business must register for VAT if its taxable turnover for the last 12 months goes over £90,000. Ask whether each total includes VAT so the quotes compare fairly.
Does QuoteZila check roofers?
No. We don't check insurance, qualifications or registrations, so please check these yourself before you hire. You can report a quote or a business from your job page.
This page is general information, not professional or legal advice. QuoteZila does not check Gas Safe, WaterSafe, NFRC, NICEIC or other registrations against the register on your behalf: look them up yourself.
Part of Cost guides. All services
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Related pages
- Roof Truss Cost: What Changes the Price. Span, truss design, delivery, the roof covering, structural design and building control: what moves a roof truss quote in Cheshire, and what to ask a builder.
- Roof Valley Work: What a Quote Should Name. A roof valley in Cheshire is the channel where two slopes meet. This guide prints no valley price. It shows what to compare: length, lining, tiles and access.
Sources
- QZ1: QuoteZila product fact. QuoteZila home and FAQ copy.
- QZ2: QuoteZila product fact. QuoteZila FAQ How does getting quotes work.
- S1: New roof cost UK: complete homeowner guide, Federation of Master Builders. Accessed 2026-11-02. https://www.fmb.org.uk/resource/new-roof-cost-uk-complete-homeowner-guide.html
- S2: Building regulations: Re-roofing, Planning Portal. Accessed 2026-11-02. https://www.planningportal.co.uk/permission/common-projects/roof/building-regulations-re-roofing
- S3: Building Regulations: Work to an existing roof, Planning Portal. Accessed 2026-11-02. https://www.planningportal.co.uk/permission/common-projects/roof/building-regulations-work-to-an-existing-roof
- S4: Roof: Protected species, Planning Portal. Accessed 2026-11-02. https://www.planningportal.co.uk/permission/common-projects/roof/protected-species
- S5: Waste duty of care: code of practice, GOV.UK (Defra). Accessed 2026-11-02. https://www.gov.uk/government/publications/waste-duty-of-care-code-of-practice/waste-duty-of-care-code-of-practice
- S6: Before you get building work done, Citizens Advice. Accessed 2026-11-02. https://www.citizensadvice.org.uk/consumer/getting-home-improvements-done/before-you-get-building-work-done/
- S7: Register for VAT, GOV.UK. Accessed 2026-11-02. https://www.gov.uk/register-for-vat
- S8: Introduction to working at height safely, Health and Safety Executive. Accessed 2026-11-02. https://www.hse.gov.uk/work-at-height/introduction.htm