What Will Your Project Cost?

According to industry data, the average price per square metre is around £190 including VAT. This includes all costs associated with the project, both labour and materials. Projects can range from £120 per square metre for basic materials and simpler designs, up to £290 per square metre for premium materials and complex configurations.

However, it’s difficult to estimate what a roof replacement will cost without knowing the project details. There are many types of roofs and roofing materials that involve different costs. The total cost will be contingent on factors such as:

• Size
• Material choices
• Labour cost
• Complexity
• Repairs needed

According to industry data, a full roof replacement is typically needed every 20 to 50 years, depending on the materials used and local weather conditions. Rot, water or damp damage, or poor maintenance can however shorten this lifespan considerably, especially if the initial roofing was poorly performed.

How Often Does a Roof Need Replacing?

When you have to replace your roof is dependent on many factors, but roofing materials is one of the most important ones. While some can last as little as 10 years, others, such as slate, can last more than a century - so long as the rest of the roof construction can keep up. In addition to roofing material, longevity will also be decided by climate and weather, maintenance, and the quality of work when the roof was installed.

What Drives the Price for Roof Replacement?

The height and complexity of the building also affect costs. Taller buildings require scaffolding, safety measures and specialised equipment, significantly raising costs. Roofs with multiple angles, valleys, or dormers take longer to complete, similarly increasing labour and material expenses. In addition, the type of roof (e.g., pitched, flat, or mansard) can significantly impact costs due to the expertise and materials required.

The chosen roofing material affects both cost and longevity. Here's a breakdown of common UK roofing materials and their characteristics:

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Natural Slate

Lifespan: 75-100+ years

Cost: £50-£100+ per m²

Benefits: Exceptional durability, weather-resistant, adds property value, often preferred in conservation areas and pretty

Considerations: Requires skilled installation, heavy material needing strong roof structure

Clay Tiles

Lifespan: 50-60 years

Cost: £45-£70 per m²

Benefits: Traditional appearance, good durability, environmentally friendly. Popular in southern England.

Considerations: Requires regular maintenance - check regularly for missing or damaged tiles, and replace them quickly.

Concrete Tiles

- Lifespan: 30-50 years

- Cost: £30-£45 per m²

- Benefits: Cost-effective, various styles available

- Considerations: Heavier than clay, may fade over time

Metal Roofing (Aluminum/Steel)

Lifespan: 40-60 years

Cost: £20-£65 per m²

Benefits: Lightweight, quick installation, modern appearance

Considerations: May need additional insulation, can be noisy during rain. May require permission in traditional areas

Synthetic Slate

Lifespan: 20-50 years

Cost: £25-£50 per m²

Benefits: Lighter than natural slate, consistent appearance. Often made from recycled materials

Considerations: Shorter lifespan than natural materials

Shingles

Lifespan: 10-30 years

Cost: £10-£30

Benefits: Affordable, easy to install and lightweight.

Considerations: Shingles can struggle in wet climates, such as in the UK. They’re more easily damaged than slate or clay tiles. Be on the lookout for damage, and repair it quickly. 

Discuss your needs with a contractor to determine which material is best suited for your home, your budget, and local climate.

Repairs

Any structural repairs needed can significantly impact the final cost. Damaged roof trusses, rotted timbers, or compromised supporting structures must be addressed before new roofing materials can be installed. This is why it’s important to not postpone replacing a roof as it increases the likelihood of damage developing. It is also why maintenance and frequent checks are important throughout the roof’s lifespan. 

What's Included in the Contractor's Quote?

When you receive a quote from a roofing contractor, it typically includes:

• Site preparation and safety measures
• Scaffolding and access equipment
• Removal of existing roofing materials
• Waste disposal and site cleaning
• Installation of new underlayment and battens
• Fitting of chosen roofing material
• Installation of flashings and guttering
• Final inspection and certification
• Warranty documentation

Some quotes may also include additional items like new guttering, fascia boards, or insulation upgrades. However, it is crucial to clarify these details. Costs for addressing unforeseen issues, such as structural rot or damp, are usually excluded and charged separately. This is because the extent of such damage is impossible to fully assess before the old roof is removed.

Building Regulations and Planning Permission

Before beginning any roof replacement project, it's essential to understand whether planning permission is required. While many roof replacements fall under Permitted Development Rights, and will not need planning permission, certain circumstances may require formal planning permission. 

These include:

• Raising the roof height above its current level
• Major alterations to the roof's appearance
• Works on listed buildings (Listed Building Consent)
• Properties in conservation areas
• Significant changes to the roof's structure

The Planning Portal website provides detailed guidance on when permission is required, and local authority planning departments can offer specific advice for your area. Usually, a like-for-like roof replacement is considered permitted development and will not require planning permission. Nonetheless, it’s safer to be sure: Remember to always verify if your project needs planning permission before starting any work, and to check local rules and regulations. 

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All roof replacements must comply with current Building Regulations, particularly:

• Part A (Structure)
• Part C (Weather-resistance and moisture)
• Part E (Sound insulation)
• Part L (Insulation and energy loss)

Replacing a roof is notifiable work and will likely require building regulations approval. However, if you’re only replacing part of the roof, you may not need approval. This is contingent on:

• Less than 25 per cent of the total ‘building envelope’ (walls, floor, roof, windows, door, roof windows and roof-lights) is affected; and
• Less than 50 per cent of the roof is affected.

Also, even if you do need building regulations approval, you do not need to get approval yourself if you use someone registered with a competent person scheme. 

As a result, it is recommended that you hire a contractor that is registered with a competent person scheme such as the National Federation of Roofing Contractors (NFRC). This ensures they can self-certify that their work meets building regulations, which will make the building process a lot simpler. 

Other accreditors such as Federation of Master Builders and Trustmark provide assurance that the contractor is capable, reliable and vetted. 

Cost-Saving Strategies

Replacing a roof is a significant investment, but careful planning can help you manage costs effectively. One of the most impactful steps is gathering quotes from multiple contractors. Comparing prices allows you to identify competitive rates and avoid overpaying.

Choosing mid-range materials often provides the best balance between cost and durability. For example, concrete tiles are more affordable than slate or clay while still offering excellent longevity. 

Planning your project during the off-season, such as winter months, may result in reduced labour costs as contractors often have more availability.

Additionally, some homeowners may qualify for grants or incentives to improve their home’s energy efficiency, such as upgrading insulation during a roof replacement. Explore options with local councils or organisations like the Energy Saving Trust.

To summarize,  while it's crucial not to compromise on quality for a structure that should last decades, these are usually safe ways to save money:

1. Time your project strategically

2. Compare multiple quotes (aim for at least three)

3. Considering different materials

5. Combine roof work with other external improvements

6. Take advantage of bulk material purchases if contractors offer this option, or any sales

However, avoid these false economies:

• Using unqualified labor
• Choosing materials purely on price, even if the quality is poor
• Skipping essential preparatory work
• Postponing necessary repairs

Regional Variations and Local Requirements

Costs and requirements can vary significantly by region:

• London and Southeast: Generally 15-25% higher costs
• Northern regions: Often lower labor costs but may need more weather-resistant materials
• Conservation areas: Stricter material requirements, often requiring traditional materials
• Coastal areas: Need for more durable materials and additional weatherproofing
• Urban areas: Higher access and waste disposal costs

Finding the Right Professional

Selecting a qualified contractor is essential for a successful roof replacement. Be sure to look for look for contractors who:

• Hold relevant professional accreditations, such as National Federation of Roofing Contractors (NFRC).
• Can provide detailed written quotes
• Carry appropriate insurance
• Have solid local references
• Understand local planning requirements
• Offer meaningful warranties
• Possess public liability insurance (minimum £2 million) and professional indemnity insurance

Using platforms like NRFC, Federation of Master Builders (FMB) or Trustmark can help you find reliable contractors with verified credentials. Before work begins, confirm that your chosen contractor has adequate insurance to cover potential damages or accidents during the project.

When comparing quotes, ensure they're truly comparable by checking exactly what's included and excluded. The cheapest quote isn't always the most economical in the long run - focus on value rather than just price.

Remember that a well-executed roof replacement, while significant investment, protects your entire property and can add considerable value to your home. Choose materials and contractors that will provide lasting quality rather than just meeting minimum requirements.

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To conclude

Dealing with Unforeseen Issues

One of the challenges of replacing a roof is the potential for unforeseen issues, such as structural damage or rot. These problems are often hidden until the old roof covering is removed. Addressing these issues promptly is essential to ensure the safety and longevity of your new roof.

To prepare for unexpected expenses, set aside a contingency budget of 10-15% of the total project cost. For example, if your estimated budget is £11,200, allocate an additional £1,100 to £1,700 for surprises. A qualified contractor can often identify potential risks during the initial inspection, helping you plan more effectively.

Summary

Replacing a roof is a significant project, but with careful planning and budgeting, it can be a smooth and successful process. Here are the key takeaways:

• Costs typically range from £110 to £180 per square metre, depending on materials and complexity.
• Factors such as roof size, height, and material choice heavily influence the total cost.
• Comparing quotes and working with a reputable contractor ensures quality results.
• Setting aside a contingency budget prepares you for unforeseen issues.

Investing in durable materials and energy-efficient systems can enhance the long-term value of your home while reducing maintenance costs. With the right planning, your new roof will provide safety, comfort, and peace of mind for years to come.