New Roof Cost – What You Need to Know Before You Start
Thinking about a new roof? It’s a big job and the price can surprise you. Before you sign anything, know what drives the cost, the typical price range, and how to keep the bill from blowing up.
What Affects the Price of a New Roof?
First, the type of roofing material matters a lot. A basic felt roof will be cheaper than a slate or tile roof. In the UK, felt roofs usually start around £30‑£45 per square metre, while slate can jump to £70‑£120 per square metre. Tile sits somewhere in the middle.
Next, the size of your roof is the biggest factor. Measure the total area or ask a professional to give you the square footage. Bigger roofs need more material and more labour, so they cost more.
Labour rates differ by region. Builders in London and the South East often charge higher day rates than those in the North of England. Expect a labour charge of £40‑£70 per hour, plus travel costs if the site is hard to reach.
Other things that add to the bill include roof pitch, roof height, and any extra work like replacing soffits, adding insulation, or fixing damaged timbers. If your roof has dormers or multiple valleys, the installer will need extra flashing, which can add £200‑£500 per valley.
Typical Cost Ranges and How to Budget
For a standard 100 sq m house, a basic felt roof might cost £3,000‑£4,500 all‑in. A tiled roof for the same size generally lands between £6,000‑£9,500. Slate can push the total upward of £10,000‑£15,000.
To keep the budget realistic, add a 10‑15% contingency for unexpected issues – you never know when hidden rot or rotten rafters will show up. This means a £8,000 project could actually need £9,000‑£9,200.Getting a few quotes is essential. Ask at least three reputable roofers for itemised estimates, not just a lump sum. Compare material costs, labour rates, and warranty terms. A cheap quote that skips warranty may end up costing more later.
If you’re tight on cash, look at financing options. Many suppliers offer interest‑free instalment plans for 12‑24 months. Some local councils also have grants for energy‑efficient roofs, especially if you add insulation or solar tiles.
Don’t forget the disposal fee. Removing the old roof can add £300‑£600, and some councils charge a landfill levy. Ask the installer if this is included.Finally, consider the long‑term value. A well‑installed roof can last 30‑50 years and may raise your home’s resale price by a few thousand pounds. That upside can offset the upfront spend.
Bottom line: a new roof isn’t a one‑size‑fits‑all price. Look at material choices, roof size, labour rates, and hidden costs. Get multiple quotes, keep a contingency fund, and check for financing or grant help. With these steps, you’ll know exactly what you’re paying for and avoid nasty surprises down the line.
