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Cost roof repairs.
What different roof repairs cost in 2026 — by fix type, access and access equipment hire.
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Top tips
Hiring a roofer, without the regret.
Four moves that separate a smooth job from a nightmare.
"Free" survey before quote
Beware of contractors who quote major work as the only fix after a free survey. Get independent assessment.
VAT not included
Some quotes from non-VAT-registered contractors miss this. Verify VAT inclusion in writing.
Scaffold excluded
"£8,500 to re-roof" plus "£900 scaffold" surprises homeowners. Insist on inclusive quote.
Cheap brand substitution
Specifying "Marley Modern" in writing protects against generic concrete tile substitution.
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
Single tile replacementIncluding access
£80–£200
Ridge re-bed (per metre)Dry-fix or mortar
£30–£100
Chimney flashing replacementFull set, Code 5 lead
£500–£1.5k
Chimney repointingHand-rake and re-mortar
£400–£1.2k
Valley repair (per metre)Lead or GRP
£80–£200
Garage flat roof replacementEPDM or felt
£1.8k–£3.5k
!
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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UK roof prices vary by region and contractor. This comprehensive pricing reference helps you spot a reasonable quote vs an inflated one. All prices include VAT, scaffold where applicable, and are based on quality-grade materials for 2026.
What Does the Work Involve?
This guide is a price reference — not a job description. It assumes a competent NFRC contractor working at normal hours, using brand-name materials, with appropriate scaffold or access equipment, and providing 10-year+ warranty. London and SE typically 15–25% above national average; Scotland and Wales typically 10–20% below.
Typical Costs
| Item | Low (£) | High (£) | Notes |
|---|---|---|---|
| Single tile replacement | 80 | 200 | Including access |
| Ridge re-bed (per metre) | 30 | 100 | Dry-fix or mortar |
| Chimney flashing replacement | 500 | 1,500 | Full set, Code 5 lead |
| Chimney repointing | 400 | 1,200 | Hand-rake and re-mortar |
| Valley repair (per metre) | 80 | 200 | Lead or GRP |
| Garage flat roof replacement | 1,800 | 3,500 | EPDM or felt |
| Loft insulation (250mm top-up) | 300 | 900 | Per house |
| Velux retrofit (one window) | 1,200 | 2,500 | Including flashing |
| Terraced concrete re-roof | 4,500 | 8,500 | 50–70 m² |
| Semi-detached concrete re-roof | 6,500 | 14,000 | 80–120 m² |
| Terraced clay tile re-roof | 7,500 | 14,500 | Heritage upgrade |
| Terraced slate re-roof | 9,000 | 18,000 | Welsh or Spanish |
| Standard semi roofline replacement | 1,500 | 3,500 | Fascia, soffit, gutter |
| Standard dormer flat roof | 8,000 | 22,000 | Construction |
How Long Does It Take?
Repair callout: 1 day. Major repair: 2–5 days. Full re-roof: 7–14 days. Add 1–2 weeks scaffold time. Lead times for tile delivery: 1–3 weeks (longer for heritage or special order).
DIY or Professional?
All work above is professional only. Working at Height regulations.
Choosing the Right Tradesperson
NFRC member preferred. Get 3 quotes — compare for spec, warranty, scaffold inclusion. Avoid cash-only and large deposits (over 25%). Insist on written quotes with brand of materials.
UK Regulations
Building Regs apply to most major work. Self-cert via NFRC, FENSA equivalents. Working at Height. Listed building consent for heritage. CDM 2015 for larger projects.
Common Problems With Quotes
- "Free" survey before quote: Beware of contractors who quote major work as the only fix after a free survey. Get independent assessment.
- VAT not included: Some quotes from non-VAT-registered contractors miss this. Verify VAT inclusion in writing.
- Scaffold excluded: "£8,500 to re-roof" plus "£900 scaffold" surprises homeowners. Insist on inclusive quote.
- Cheap brand substitution: Specifying "Marley Modern" in writing protects against generic concrete tile substitution.
Frequently Asked Questions
How do I know if a quote is fair?
Get 3 quotes. Range above is the reasonable spread. Outliers (much cheaper or more expensive) need investigation.
Why do quotes vary so much?
Brand of material, warranty length, scaffold inclusion, contractor overheads (VAT registered Ltd vs sole trader), location. London is 15–25% above national average.
What payment structure is normal?
25–35% deposit on order. Balance on completion. Avoid 50%+ deposits. Staged payments for larger jobs (foundation, frame, completion).
Can I claim VAT back?
Owner-occupied: no. Buy-to-let landlord: yes, against rental income. Listed building reduced rate (5%) on some heritage works.
Insurance discount for new roof?
Some insurers offer modest discount for new roofs. Inform your insurer for the next renewal.
Should I prioritise scaffolding cost or roof material?
Both matter. A cheap quote with high-quality scaffold but cheap tiles is poor value. Compare like-for-like specifications.
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.
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