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Full roof replacement — strip, board, batten and tile (or slate). 7-10 day project on a standard 3-bed.
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Costs, timelines, pitfalls and the right questions to ask before any roofer starts on full Roof Replacement.
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Four moves that separate a smooth job from a nightmare.
Insufficient insulation
Re-roofing without upgrading loft insulation to 250mm misses a Building Regs requirement.
Bad ventilation
Sealed eaves with no airflow cause condensation in the roof space. Need 10mm continuous vent strip at eaves.
Flashing skipped
Cheap quotes reuse old lead flashings. Should be re-formed Code 5 minimum.
Wrong batten spec
Untreated or wrong gauge battens fail within 10 years. Always BS 5534 graded treated battens.
Costs & timeline
Know what it costs. Know when it ends.
Indicative UK ranges and a typical week-by-week schedule.
Cost range
By job type
Inc. VAT · 2026
Source: NMT quotes
Source: NMT quotes
Terraced house re-roof50–70 m²
£4.5k–£8.5k
Semi-detached re-roof80–120 m²
£6.5k–£14k
Detached re-roof120–180 m²
£10k–£22k
Concrete tile per m²Marley Modern, Sandtoft
£40–£70/m²
Clay plain tile per m²Sandtoft, Dreadnought
£60–£110/m²
Welsh slate per m²Heritage, listed properties
£120–£250/m²
!
Quote spread is typically ± 18% — always get 3 quotes.
Timeline
Semi-detached full re-roof · week by week
Typical
4 phases · 3 wk
4 phases · 3 wk
W1
W2
W3
Scaffold erection
Strip + felt + battens
Tile + ridge + verge
Flashings + snags
!
Schedule slips on dependencies — pad each phase by 10–20% for real-world delays.
At a glance
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Roofer explained
A full roof replacement is one of the biggest single home improvement jobs — but a 50-year investment. Expect to pay £6,500–£18,000 for a typical UK roof replacement, depending on size, tile choice and access. Modern roofs come with 25-year material warranties.
What Does the Work Involve?
The roofer erects scaffolding around the property. Old tiles are stripped, sorted (some salvaged for reuse) and disposed. Old felt, battens and any rotten timber are removed. New breathable membrane is laid; new treated battens are nailed at the correct gauge for the tile chosen. New tiles are loaded onto the roof and laid from eaves up, with the ridge, hips and verges detailed last. Lead flashings re-formed at chimneys, valleys and abutments. Gutters and downpipes inspected and replaced if needed.
Typical Costs
| Item | Low (£) | High (£) | Notes |
|---|---|---|---|
| Terraced house re-roof | 4,500 | 8,500 | 50–70 m² |
| Semi-detached re-roof | 6,500 | 14,000 | 80–120 m² |
| Detached re-roof | 10,000 | 22,000 | 120–180 m² |
| Concrete tile per m² | 40 | 70 | Marley Modern, Sandtoft |
| Clay plain tile per m² | 60 | 110 | Sandtoft, Dreadnought |
| Welsh slate per m² | 120 | 250 | Heritage, listed properties |
| Spanish slate per m² | 80 | 140 | Mid-range slate |
| Scaffold hire (3 weeks) | 600 | 2,000 | Around whole house |
How Long Does It Take?
Terraced re-roof: 5–7 days. Semi-detached: 7–10 days. Detached: 10–14 days. Plus scaffolding (1 week erect/strike). Total project: 2–4 weeks.
DIY or Professional?
Professional only. Roofing is high-risk work, with strict Working at Height regulations for paid trades and even DIYers should not attempt. Building Regs notification required.
Choosing the Right Tradesperson
NFRC (National Federation of Roofing Contractors) member — strongest UK trade body. Confirm material warranty (25 years on concrete tiles; 50 years on natural slate). Insist on a written quote with brand of tile, membrane, batten spec, scaffold included.
UK Regulations
Building Regs Part L — re-roofing typically triggers upgrade to current insulation standards (250mm minimum). Part C — moisture/condensation control. Part F — ventilation continuity. CDM 2015 regulations apply. Listed buildings need consent for material changes.
Common Problems
- Insufficient insulation: Re-roofing without upgrading loft insulation to 250mm misses a Building Regs requirement.
- Bad ventilation: Sealed eaves with no airflow cause condensation in the roof space. Need 10mm continuous vent strip at eaves.
- Flashing skipped: Cheap quotes reuse old lead flashings. Should be re-formed Code 5 minimum.
- Wrong batten spec: Untreated or wrong gauge battens fail within 10 years. Always BS 5534 graded treated battens.
Frequently Asked Questions
How long does a new roof last?
Concrete tiles: 60+ years. Clay tiles: 100+ years. Natural slate: 80–150+ years. Cement fibre slates: 30–40. Felt flat roof: 15–25.
Tile or slate?
Concrete tile is the UK domestic standard — affordable, durable, lots of styles. Clay tiles last longer and look more heritage. Slate (Welsh or Spanish) is premium and required on some listed buildings.
Do I need planning permission?
Like-for-like material: usually permitted development. Changing material (e.g. slate to tile) may need planning, especially in conservation areas. Listed buildings always need consent.
What's the difference between concrete and clay tiles?
Concrete: cheaper (£40–£70/m²), 60-year life, modern look. Clay: more expensive (£60–£110/m²), 100+ year life, traditional kerb appeal.
Can I keep the existing battens?
No — always replace. Old battens are usually under-spec by current BS 5534 standards and may be rotten. New battens are 25 × 38mm graded treated.
Should I add a roof window during re-roof?
Best time — saves a second access cost. Velux installation is £600–£1,500 supplied and fitted during a re-roof, vs £1,500–£3,000 standalone.
This guide was written with AI assistance and is intended for general information only. Prices are estimates based on UK averages and may vary by region. Always get at least three quotes and consult a qualified professional before starting any work.
NEWAI Trade Assistant
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