Replacing a roof is one of the most significant investments a homeowner can make. The cost of a new roof in the UK in 2025 varies widely, but for a typical 3-bedroom semi-detached house, you can expect to pay between £6,000 and £12,000.
The primary factor influencing the cost is the size and complexity of your roof. A simple gable roof will be more affordable to replace than a complex roof with multiple hips, valleys, and dormers. The pitch, or steepness, of the roof also affects the price; a steeper roof is more dangerous and time-consuming to work on, which increases labor costs.
The choice of roofing material is another key consideration. Concrete tiles are a popular and cost-effective option. Clay tiles offer a more traditional look but are more expensive. Natural slate is a premium, long-lasting material that comes with the highest price tag. The cost of stripping the old roof and the type of underlayment and battens used will also be factored into the quote.
Don't forget to budget for associated costs. Scaffolding is essential for safety and can add £1,000-£2,000 to the total bill. Skip hire for the disposal of the old roofing materials is another cost to consider. If your project involves replacing fascias, soffits, and guttering at the same time, this will also add to the overall expense, though it's often more cost-effective to do it all at once.
When getting quotes, ensure the roofer provides a detailed breakdown of all costs. Check that they are a member of a recognised trade body, like the National Federation of Roofing Contractors (NFRC), and that they have the appropriate insurance. A new roof is a long-term investment, so it's worth paying for quality materials and skilled labor.