A roof is one of the most important parts of any property and they’re also the one area of a building most susceptible to damage from the elements. Keeping your roof in sound structural and aesthetic order is essential because, if your roof develops significant damage over time, repairs and re-roofing costs can be expensive, time-consuming, and stressful.
It could be that a tile has fallen off from the top of your roof – expect to pay between £70-£100 to replace it and have a replacement fitted. Replacing a hip roof will cost between £4,250 and £7,250 depending on whether there are one or two valleys on your roof top. For a new gable roof, you should expect to budget around £3,250 to £5,250.
- a few files have fallen off from your room and you need these replacing but you aren’t sure what this will cost or
- you require re-roofing work to be carried out and you want to find out which materials and roofing contractors are best suited for the job
…then, it’s important to have all the facts at your disposal so that you get just the right work done and that you don’t overpay for it.
In this article, we’ll cover the following important aspects:
- what is re-roofing?
- what is roof restoration?
- what are the signs that my roof should be replaced?
- what are the benefits of retiling my roof?
- should I hire a professional to replace my roof?
- how long does it take to repair my roof?
- what are the causes of roof repair?
- what does it cost to replace my roof?
- what you need to know about tiled roofs and flat roofs
- what prices might you pay for small roofing repair jobs
- how to reduce the cost of replacing your roof
- what the hidden costs might be in any roof replacement quote
Do you want to find out about costs for a new roof? Do you own a commercial or residential property and are you considering repairing or replacing your roof? We connect homeowners, business owners and landlords across the UK with reputable and trusted roofing professionals for the best advice, prices and the very latest information.
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What is re-roofing?
Re-roofing is carried out when your property requires a completely new roof – it’s a complete roof replacement. You might have to consider re-roofing for your home if previous repair work hasn’t been able to fix problems such as structural damage or, more commonly, water leaks.
Re-roofing costs can vary considerably depending on the size and type of your property, the quality of the materials you decide to use and which roofing contractor or company you hire. If your property requires structural repair then this will increase costs further.
What is roof restoration?
If your roof isn’t damaged beyond repair then roof restoration might be the most cost-effective solution for protecting your home against age and the elements.
With roof restoration work, the structure of your roof is not completely removed but it is instead comprehensively inspected for signs of damage. Any damage is cleaned up and then repaired to guarantee its structural safety as well as improving its aesthetic appearance.
As less work and materials are involved, roof restoration work costs significantly less than the cost of re-roofing.
What are the signs that my roof should be replaced?
Occasionally, roofs can reach the point where repair or restoration work just isn’t enough to prevent serious damage and leakage. In these instances, a full roof replacement would probably be the best solution to address all of the underlying issues.
The signs to look for which indicate that you’re likely to need a new roof including the following:
- Water damage
If you spot the tell-tale signs of staining on your interior walls and ceilings, you’re likely experiencing water damage as a result of a rooftop leak.
If you haven’t replaced or carried out repair work on your roof for over 25 years then you’ll likely need a roof inspection in order to access if any action needs to be taken to prevent potentially leakage.
- Misshapen or missing shingles
You might be in need of a roof replacement if your shingles are looking misshapen or are missing granules after heavy rainfall.
- Chimney flashing
If you have old rooftop flashing made from cement or tar, it may be worth replacing this to prevent potential leakage.
- Roof valleys
If you notice missing shingles near your roof valleys then your roof is damaged and in need of repair or replacement.
- Shingle granules in the gutters
If your roof is an inconsistent dark colour then this is likely a sign that your shingle granules are wearing out.
If you spot any daylight seeping in through the roof of your attic, then it’s likely your roof will need to be replaced.
Replacing a roof is a costly and often time-consuming job but it’s worth remembering that, in certain cases, hiring a roofing contractor to replace your roof can actually be less expensive than carrying out multiple smaller repair jobs over several years.
A roof replacement is an investment in your property and it helps you to properly protect your home for upwards of 20 years.
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What are the benefits of retiling my roof?
Retiling your roof helps protect your property from the harsh British climate and it prevents potentially costly water and structural damage to your home.
Water damage caused by a broken roof can cause everything from:
- mold and damp patches within your house right through to
- sagging and bowed woodwork requiring expensive roofing work to be carried out, often involving the services of a joiner, decorator, plaster and a roofing contractor to fix the damage.
Should I hire a professional to replace my roof?
Choosing a reputable roofing contractor to replace or repair your roof is vital. You can use an online directory such as the National Federation of Roofing Contractors Limited (NFRC) to find approved roofing professionals in your area.
Any tradesperson who is accredited by the organisation is required to meet certain high safety and skill standards. And, at the end of the day, peace of mind is what matters most with home improvements.
Once you’ve identified suitable roofing companies for the job, contact your chosen contractors to find out their rates and the services they offer. You may find some are better suited to your requirements than others.
Depending on the age and condition of your roof, it may also be worth hiring a professional expert to inspect your roof every six months or so. That’s because the cost of roof repairs caught in good time can be significantly lower than the cost of replacing an entire roof.
How long does it take to repair my roof?
A typical three-bedroomed house with average-sized concrete tiles takes approximately four days to be fully repaired. Extra time should be set aside if your house requires roof rafters, roofline boards, and guttering to be replaced along the tiles.
The shape and size of your roof also has a bearing on how long the job can take as well as the size of the team working on your roof replacement or restoration.
What are the causes of roof repair?
These days, the average roof is set to withstand the elements for at least 20 years before needing to be repaired or replaced. Of course, other factors can determine the lifespan of your roof including regional weather conditions and the type of insulation you have installed.
Typical causes of a roof repair or replacement include the following:
- Broken roof tiles
Strong winds can cause roof tiles to become damaged or destroyed causing leaking roofs.
- Ice dams
Melting snow that refreezes on roofs can cause blockages preventing water being able to flow from gutters.
- Flashing wind damage
Strong winds can cause damage to the flashing used around skylights and chimney stacks allowing water to seep in.
- Broken pipe deterioration
Over time the sealant used in a roof’s vent pipes can deteriorate allowing water to seep into the roof.
- Poor roof pitch –
If the angle of a roof pitch is too shallow it may be susceptible to wind damage.
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What does it cost to replace my roof?
The cost of replacing your roof will depend on the age and condition that it’s in, but generally speaking, the cost of a new roof on an average property is around £5,500.
There are some key factors to consider when determining the cost of re-roofing a house, including the following:
- The size of your roof
- The size and type of materials you use
- The shape and style of your roof
- Whether or not you require structural changes
- Which roofing company you hire
As an example, replacing the felt roof on a medium-sized shed would cost approximately £600, whereas replacing the slate tiles on an average UK family house would cost around £1,000.
Of course, where you live in the country will also have a bearing on material and labour costs.
Re-roofing job costs estimates
For full re-roofing jobs for a home, you should generally expect to budget between £3,250 to £7,250 depending on the size of your property. As an example, we’ve included some prices below which include VAT and labour charges.
|Hip roof||Cost range||Length of time|
|Semi-detached home||£4,250-£4,750||3-4 days|
|Detached home||£5,250-£5,750||4-5 days|
|2 valleys – semi-detached home||£5,750-£6,250||5-6 days|
|2-valleys detached home||£6,750-£7,250||6-7 days|
|Gable roof||Cost range||Length of time|
By far the most used material on roofs is tile. However, it’s important to note that there are a great number of variants in terms of size and quality and, of course, this is reflected in the price you’ll pay for roof tiles.
Slate is the most expensive – and most durable – type of tile available and can last a lot longer than their cheaper variants including clay and cement tiles.
Tiled roof repair costs
The amount you’ll pay for a tiled roof repair will depend on the nature of the job. If you only require one or two tiles to be replaced to prevent water leaking in, then you can expect to pay between £100 to £200 to make your roof watertight again.
Typically, these costs also apply to damaged flashing which prevents water and wind damage to skylights and chimneys.
Garages, extensions, certain sheds and other outbuildings typically have flat roofs. Flat roofs are generally cheaper to replace or repair but are often more susceptible to damage, particularly water build-up.
Flat roof replacement costs
The cost of a flat roof replacement varies depending on which materials you decide to use for the job. Felt typically costs around £50 per square meter whereas more high-end materials such as fibreglass usually come in at just under £100 but they provide more aesthetic options.
Depending on your location, labour costs typically cost around £150 to £250 per day per worker. If you factor in the number of hours worked, a typical flat roof garage would cost between £1,000-£2,000.
Flat roof repair costs
Repair costs vary depending on the extent of any damage. Smaller jobs such as patching flat roofs including sheds and garages or repairing blisters can usually be done for around £300. If you find you’re constantly having minor repairs carried out, it may be more cost-effective to consider a full roof replacement.
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Small roofing job costs estimates
For small roofing jobs, you should expect to budget the following for the types of work listed below. The prices shown in the table are including VAT and labour charges.
|Roofing job||Price range|
|Replacing six ridge tiles||£135-£260|
|Replacing six broken or missing tiles||£55-£105|
|Cleanout of your gutter||£35-£80|
|Replacing one right tile on rooftop||£70-£100|
How can I reduce the cost of a roof replacement?
Nobody wants to spend more on the upkeep of their home than is strictly necessary, and a roof replacement is no exception. Thankfully, there are a number of ways in which you can keep costs down when it comes to purchasing a new roof.
Hiring a reputable contractor to replace your roof is essential as they will be able to accurately access the scope of the project and fulfil the job in an efficient manner. They should also be able to recommend the best materials for the job – sometimes it’s possible to use second-hand tiles providing they’re in good condition.
Hiring a contractor who is tried and tested is also key in terms of improving the chances you’ll get someone who will complete the job in a timely and cost-effective manner. Asking a friend or family member for a referral could help save a lot of time, effort, and money when finding quotes to replace your roof.
Are there any hidden costs in getting my roof replaced?
As well as the typical costs for a roof replacement that we’ve outlined above, there are a few extra costs to consider, including:
Depending on the layout of your property, a roofing contractor may require scaffolding to be erected which can cost up to £1,000 on a large family house.
Some roofing contractors may factor in waste disposal services into your quote, but any roof replacement job will require old materials to be disposed of. Typically, hiring a skip will add on £200 to the bill.
Depending on the type of roof replacement, things such as guttering, soffits, battens, fixes and facias may also need to be replaced. These will usually be billed separately.
Find competitive roofers local to you
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