| Roof replacement, UK average | |
|---|---|
| Cost | around £8,000 |
| Most homeowners spend £4,000 to £19,000 (Checkatrade, October 2026). A 3 bed semi is about £12,000. UK figures, not Leeds quotes. | |
A new roof is a big job, and prices vary widely with the shape of the roof, the materials and access. This guide uses two national cost guides to show what a roof replacement costs in 2026.
How much does a roof replacement cost?
| Roof type | Typical UK cost (plus VAT) | Per m² | Source |
|---|---|---|---|
| Hip roof | £9,250 to £18,000 | £145 to £285 | Checkatrade, October 2026 |
| Gable roof | £7,000 to £16,250 | £110 to £260 | Checkatrade, October 2026 |
| Flat roof | £2,800 to £7,500 | £45 to £120 | Checkatrade, October 2026 |
| New roof structure | £6,500 to £20,000+ | Checkatrade, October 2026 |
Checkatrade’s UK average is around £8,000, with about £12,000 for a three bedroom semi and £17,000 for a four bedroom detached house.
MyBuilder gives lower figures for simpler roofs: £5,000 to £8,000 for a gable roof, £8,000 to £12,000 for a hipped roof, £2,500 to £6,000 for a flat roof and £3,000 to £5,500 for a lean to.
Extra costs to check in a roofing quote
| Extra | Typical cost | Source |
|---|---|---|
| Removing the old roof, if not included | £1,000 to £2,500 | Checkatrade |
| Scaffolding (set up, removal and weekly hire) | £700 to £1,300 | Checkatrade |
| Scaffolding | about £1,125 | MyBuilder |
| Disposal of old materials | £100 to £1,000 | MyBuilder |
| Skip (6 to 8 yards) | about £320 a week | Checkatrade |
| Roofer day rate | £250 to £300 | MyBuilder |
Roofs in Leeds
Many older Leeds houses have Welsh slate or stone slate roofs, while post war houses often have concrete tiles. Natural slate costs more than concrete tiles but lasts longer. If your house is in a conservation area, check with Leeds City Council before changing the roof material.
Repair or replace?
A few slipped slates or failed flashing is a repair job. Widespread slipped slates, rotten battens or leaks in several places suggest replacement. See roof repair in Leeds for what a roofer checks.
Getting quotes
- Get at least two written quotes listing materials, scaffolding, waste and guarantees.
- Ask whether the guarantee is insurance backed.
- Check whether new felt, battens and ventilation are included.
For local firms, see our list of roofers in Leeds.
Questions people ask
How much does a new roof cost in the UK?
Checkatrade puts the average at around £8,000, with most homeowners spending £4,000 to £19,000. MyBuilder gives £5,500 to £7,000 for a standard pitched roof replacement.
How much is a new roof for a 3 bedroom semi?
Checkatrade gives about £12,000 for a typical three bedroom semi detached house, and about £17,000 for a four bedroom detached house.
Do roofing quotes include scaffolding?
Often not, so check. Checkatrade puts scaffolding set up, removal and weekly hire at about £700 to £1,300. MyBuilder gives about £1,125.
How much does a flat roof replacement cost?
Checkatrade gives £2,800 to £7,500, or £45 to £120 per square metre. MyBuilder gives £2,500 to £6,000 for a flat roof on an extension or garage.
How long does a roof replacement take?
A typical house roof often takes one to two weeks, depending on size, weather and whether timbers need replacing.