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Roof replacement cost: what it really costs in 2026
Pitched and flat, per m².
£140 – £308 /m² (pitched)
Re-tiling a pitched roof starts around £140/m² in concrete, £210 in clay and £308 in slate. A typical whole-roof replacement starts near £12,000. Flat roofs run £55–£94/m².
Price by spec
| Option | What it means | Typical price |
|---|---|---|
| Concrete tile | Standard, solid value | £140 /m² |
| Clay tile | Better looks, longer life | £210 /m² |
| Natural slate | Premium, 80+ year lifespan | £308 /m² |
| Flat roof (felt–GRP) | Garages and extensions | £55 – £94 /m² |
What actually happens
- Scaffolding up around the house
- Old tiles stripped and battens removed
- Timbers inspected — rot repairs done now
- New membrane and battens fitted
- Tiles or slates laid; ridge and valleys detailed
- Guttering checked, scaffold down, full tidy
Popular choices
Slate-look concrete tilesDry ridge systems (no mortar to fail)Upgraded insulation while it's open
Regulations to know
- Replacing more than 25% of a roof triggers building regs — insulation usually has to be upgraded at the same time
- Conservation areas can require like-for-like materials
Tips from the trade
- The membrane and battens matter more than the tile brand
- Get timber repairs priced as a rate up front — it's the common extra
Plan this project properly
Get a region-adjusted estimate, track budget against real quotes, and find local tradespeople -- free to browse on Qome.
Start planning on QomePrices on this page are approximate, region-adjusted guide figures built from cross-checked UK cost data. They exist to inform you, not to bind anyone. Actual prices are whatever you and your tradesperson agree, and a difference between a Qome guide figure and a real quote is not a fault in either.