How much does a new roof cost? Price guide for 2023
Keeping your roof in tip-top condition is vital. If your roof springs leaks, regardless of whether you have a sloping pitched roof or a flat roof, it could damage your home and cost you thousands to repair. So when you notice loose tiles or any problems with your flat roof, call in the Builder to make sure you get them repaired as soon as possible.
However, once your roof gets to a certain age or gets badly damaged in a storm , it will be time to replace your roof. Lots of people dread this - but it doesn’t have to break the bank. Keep reading to find out how much a new roof costs in 2023.
How much will it cost to replace my roof?
How much your new roof costs will depend on the type and extent of the replacement. The average cost of a roof replacement in the UK is £5,500, but it depends on the type of roof you have and how complex the job is. To help give you an idea, take a look at the estimated costs and timeframes below:
| Roof type | Estimated cost | Cost per m2 | Timeframe |
|---|---|---|---|
| Flat roof | £1,500 - £2,100 | £45 - £65 | 2 to 5 days |
| Gable roof | £5,000 - £9,000 | £78 - £140 | 2 to 5 days |
| Hip roof | £6,000 - £10,000 | £95 - £160 | 3 to 7 days |
How can I tell whether I need to replace my roof?
There are a few signs to watch out for that will determine whether you need to repair or replace your roof. Here are the warning signs to watch out for:
The roof’s age
If you look after your roof, it can last for around 20 years. So, if you know your roof hasn’t been replaced or had extensive repairs in the last 25 years, you should expect that your roof will need replacing soon. It’s a good idea to arrange an inspection to identify whether there are any problems that need to be dealt with.
Signs of water damage
Got water staining on your walls and ceilings? The damage could be caused by a leak in your roof. Make sure you get a professional to investigate the problem, as leaving water damage can be expensive - if you leave it too long, your ceilings could collapse.
Problems with chimney flashing
Have a look at your chimney flashing. If you see any bulges or gaps, it’s worth looking at replacing it. The flashing creates a watertight seal between your chimney and roof, so if it’s damaged you could end up with leaks.
Missing or broken shingles / tiles
It’s always a good idea to visually inspect your roof after heavy rainfall or a storm. If you notice any tiles or shingles missing, or some are broken, you should get your roof inspected. If it’s just a couple of loose tiles, a tradesperson should be able to repair your roof, but if there are lots of broken shingles it might be time for a new roof.
Seeing daylight
If you spot any daylight seeping through the roof of your loft, it could be a sign your roof needs replacing. Seeing daylight means that many tiles and shingles have slipped or fallen, and if there are other problems with the roof it may be more cost-effective to replace it.
What materials can I use for my new roof?
Pitched roofs
There are a few different materials to choose from for your pitched slope roof:
| Material | Cost |
|---|---|
| Concrete | £1-£3.50 per tile |
| Clay | £1-£2.50 per tile |
| Slate | £1.50-£5.40 per tile |
| Shingles | From £15 per m2 |
Concrete
Concrete tiles are a versatile choice for your roof. They come in lots of different shapes, colours and styles, and they last a long time - if looked after, up to 50 years! They’re also fire-resistant and don’t require much maintenance - just clean them every now and again. Concrete roof tiles will set you back between £1-£3.50 per tile.
Clay
Clay roof tiles are a popular choice as they are also long-lasting. They’re also fire-resistant and pretty resistant to the weather, so are a good choice if you live in a stormy area. They cost between £1-£2.50 per tile.
Slate
Slate roof tiles are increasing in popularity all the time. They look great, are environmentally-friendly and long-lasting. However, they are generally much more expensive than concrete or clay tiles or shingles. Expect to pay up to £5.40 per tile.
Shingles
Shingles are usually made from a rot-resistant wood like cedar or redwood. People favour them because they’re environmentally-friendly, are very light and look attractive. However, they won’t last as long as other roof tiles - if installed correctly and maintained well, expect to get 25 years out of shingles. A square metre of shingles starts at around £15.
Flat roofs
Flat roofs are generally cheaper to replace, but there are still options to choose from:
| Material | Cost |
|---|---|
| Felt | From £2.50 per m2 |
| Asphalt | From £14 per m2 |
| EDPM rubber | From £7 per m2 |
| Fibreglass | From £30 per m2 |
| PVC | From £14 per m2 |
Felt
Felt is a lightweight material that is great for flat roofs. It’s affordable and installation techniques have improved in recent years, meaning they last longer than before. It’s easy to repair too, as a new patch can be applied over the damaged area. Felt for your roof will cost around £2.50 per m2.
Asphalt
You may have heard of asphalt being used for roads and driveways, but it’s a great material for your flat roof too. If installed and maintained properly, it can last up to 30 years. Prices start at £14 per m2.
EDPM rubber
EDPM rubber is becoming more and more popular due to its longevity and durability. It’s a durable synthetic rubber roofing membrane that comes in black or white, and is very lightweight. It starts from around £7 per m2.
Fibreglass
Fibreglass roofs can last up to 25 years when installed correctly. It’s durable enough to walk on, and repairs are almost invisible. It’s a more expensive flat roof material choice, starting at £30 per m2.
PVC
PVC is laid in a single, waterproof layer and is lightweight and flexible. It’s resistant to extreme weather and UV rays, so can last over 30 years. However, it’s worth keeping an eye on any shrinkage as this will affect the longevity of your roof. PVC starts at around £14 per m2.
What time of year is best to replace my roof?
If your roof needs urgently replacing, roofing contractors will be able to do this whatever the time of year. However, if you are able to wait for the most cost-effective time, spring is a great time of year to get your roof replaced.
Once spring hits, rainfall has slowed down and extreme weather like wind and snow poses less risk. This is an important factor if you have a steep sloped roof as it can be very dangerous for the roofer to work when wet and sippery. This makes the time of year quieter for roofing contractors, so they may be able to offer you a more competitive quote for a roof replacement. There’s also less chance of the re-roof having to be postponed due to bad weather, so it won’t take as long to complete.
Get a range of quotes
The cost of a new roof is significant, so you should make sure you shop around before you commit. Use HaMuch to get quotes from reputable roofer and builders in your area.
Estimates for common roofer jobs;
| Job | Estimate |
| Cost to build a new roof | £9000 |
| Cost to replace roof ridge tiles | £180 |
| Cost to replace a gutter | £241 |
| Cost to replace flashing and leadwork | £625 |
| Cost to replace fascia and soffits | £301 |
| Cost to repair a chimney | £200 |
| Cost to repair a leaky roof | £100 |
| Cost to replace a flat roof | £700 |
| Chimney flue installation | £400 |
| Upgrading old tiles or Cotswolds stone roofs | £2500 or a 2bed house |