Updated 25 September 2026 · 79 figures · 36 sources
Roofing prices UK 2026
What roofers charge in 2026: day rates, prices for 14 common jobs, the prep that changes the price, and the regulations to flag. Every figure links to where it came from. Use the calculator, or price a real job in the Grafto app.
Pitched roofer day rate, London / Midlands / North West£320–£580 / £230–£420 / £200–£380
Pitched re-roof (market)concrete interlocking: £40–£70/m²
Worked example: pitched re-roof, 90 m² slope£6,975
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Roofing job prices
| Job | Market band | Basis | Worked example |
|---|---|---|---|
| Pitched re-roof | concrete interlocking: £40–£70/m² · clay plain tile: £60–£90/m² · natural slate: £80–£130/m² · fibre-cement slate: £55–£80/m² | supply & fit, ex scaffold | £6,975 90 m² slope · 6 days |
| Flat roof | 3-layer felt: £50–£80/m² · EPDM: £60–£90/m² · GRP: £70–£100/m² | supply & fit, ex scaffold | £1,821 20 m² · 1.5 days |
| Slipped or broken tiles | £170–£500 | total, ex VAT | £185 3 tile · 2 h |
| Re-ridge | mortar: £15–£25/m · dry-fix: £40–£75/m | labour only | £325 10 m · 4 h |
| Chimney repoint | £400–£1,200 | supply & fit, ex scaffold | £1,071 1 stack · 1 days |
| Chimney lead flashing | £400–£950 | supply & fit, ex scaffold | £1,199 1 stack · 1 days |
| Chimney rebuild | £1,500–£4,000 | supply & fit, ex scaffold | £2,966 1 stack · 2.5 days |
| Chimney removal (above roof) | £1,000–£3,000 | supply & fit, ex scaffold | £2,030 1 stack · 2 days |
| Abutment lead flashing | £25–£50/m | supply & fit, ex scaffold | £277 6 m · 4 h |
| Fascias & soffits | £60–£120/m | supply & fit, ex scaffold | £2,375 20 m · 1.5 days |
| Guttering replacement | £30–£60/m | total, ex VAT | £867 18 m · 1 days |
| Moss removal & roof clean | £8–£15/m² | total, ex VAT | £559 60 m² roof · 1 days |
| Leak investigation | £80–£200 | total, ex VAT | £170 1 visit · 2 h |
| Chimney cowl | £100–£300 | total, ex VAT | £226 1 cowl · 2 h |
Bands are for a typical job at regional multiplier ×1.0 (Midlands, South West, East). London ×1.25, South East ×1.10, North, Wales and Scotland ×0.88. Worked examples use the researched default rates, ex VAT and travel.
Rates
| What | 2026 figure | Source |
|---|---|---|
| Pitched roofer day rate, London / Midlands / North West | £320–£580 / £230–£420 / £200–£380 | Trade2Base |
| Flat roofer day rate, London / Midlands / North West | £300–£550 / £220–£400 / £200–£370 | Trade2Base |
| Lead worker day rate, London / Midlands / North West | £350–£600 / £250–£450 / £220–£400 | Trade2Base |
| Materials share of contract value | 50–60% on pitched work, over 65% on flat roofing | Trade2Base |
| Chargeable days | realistically 185–200 a year once weather is allowed for | Trade2Base |
| Payment terms | deposit 10–25%, stage payments tied to milestones; more than 50% up front is a red flag | RealtyTimes |
| Regional uplift | London and the South East +20–35% | Trade2Base |
Pitched roofs
| What | 2026 figure | Source |
|---|---|---|
| Concrete interlocking tiles, supply and fix | £40–£70/m² incl. felt, battens and strip | Trade2Base |
| Clay plain tiles, supply and fix | £60–£90/m² | Trade2Base |
| Natural Welsh slate, supply and fix | £80–£130/m² | Trade2Base |
| Fibre-cement slate, supply and fix | £55–£80/m² | Trade2Base |
| Homeowner per-m² guide, like-for-like re-roof | concrete £85–£170 · clay plain £110–£210 · natural slate £140–£280 per m² | Best Builders |
| Hidden extras | scaffold, ventilation, dry ridge and timber repairs add £750–£3,500 on about 38% of re-roofs | Best Builders |
| Concrete tiles installed, split | £65–£90/m²: materials £25–£35, labour £40–£55 | Fix My Roof |
| 3-bed semi, membrane and battens | membrane £350–£600 · battens £180–£350 | Best Builders |
| 3-bed semi concrete re-roof, all-in | £6,500–£14,500 incl. scaffold and waste, 5–10 days on site | Best Builders |
| Rafter repairs found on strip | about £200–£500 per rafter | Best Builders |
| Whole-house, concrete, ex scaffold | mid-terrace £4.5k–£7k · bungalow £5k–£8k · 3-bed semi £6k–£10k · 3-bed detached £8.5k–£14k | Trade2Base |
| New roof, homeowner guide | £5,000–£12,000; full replacements average £5,500–£7,000 | MyBuilder |
| True roof area and waste | 30° pitch ≈ +15%, 45° ≈ +41% on plan area; waste 10–15% (slate up to 20%) | Trade2Base |
Flat roofs
| What | 2026 figure | Source |
|---|---|---|
| 3-layer torch-on felt | £50–£80/m², 15–20 years | Trade2Base |
| EPDM rubber | £60–£90/m², 30–50 years | Trade2Base |
| GRP fibreglass | £70–£100/m², 25–40 years | Trade2Base |
| Trade price per m² | EPDM £70–£100 · GRP £80–£120 · modified felt £45–£75 · liquid £60–£95 | Trade2Base |
| Garage and extension roofs | single garage 20–30 m² £1,400–£3,600 · extension 30–60 m² with insulation £5,000–£12,000 | Trade2Base |
| Falls | minimum 1:80; 1:40 or better recommended by most membrane makers | Trade2Base |
| Edge trims and drips | £15–£30 per linear m | Trade2Base |
| Warm-deck PIR, 100 mm | £8–£18/m² plus £4–£8/m² labour | Trade2Base |
| New outlet | £150–£350 each | Trade2Base |
| Single garage EPDM | about 25 m²: £1,750–£3,000 | Trade2Base |
| Systems incl. new deck | EPDM £70–£120 · GRP £80–£130 · torch-on £50–£90 · liquid £60–£100 per m² | Trade2Base |
| Homeowner guide | felt £60–£100 · EPDM £80–£120 · GRP £100–£160 per m² | BookaBuilderUK |
| Specialist guide | felt £50–£80 · EPDM £80–£100 · GRP £95–£120 per m² (deck, insulation, scaffold extra) | Nationwide Roofing Specialists |
Details
| What | 2026 figure | Source |
|---|---|---|
| Ridge, mortar-bedded / dry-fix | £15–£25 / £20–£30 per m | Trade2Base |
| Dry ridge system installed | £40–£75 per m; semi £900–£1,600; dry hip +£300–£400 per hip | MyJobQuote |
| Ridge tiles with fixing system | £400–£500 per 10 m materials + £200–£300 labour; replace up to 10 ridge tiles £350–£500 | Checkatrade |
| Hips, mortar / dry-fix | £18–£28 / £22–£35 per m | Trade2Base |
| Valley lead (code 5) | £30–£60 per m | Trade2Base |
| Abutment flashing / soakers | £25–£50 per m / £3–£6 each | Trade2Base |
| Lead flashings code 4/5, supply and fix | £50–£100 per m | Trade2Base |
Chimneys
| What | 2026 figure | Source |
|---|---|---|
| Chimney stack flashing | £300–£600 per stack | Trade2Base |
| Chimney flashing jobs | patch £150–£250 (£450–£600 with scaffold) · full replacement £350–£460 (£700–£920 with scaffold) · lead £250–£310 | MyJobQuote |
| Chimney repointing | £500–£1,200 | Trade2Base |
| Chimney repoint, UK average | about £750; £400–£1,200 by size and condition | Best Builders |
| Lead flashing, homeowner guide | repair £250–£525 · replace all four sides £400–£950 · with scaffold £600–£1,000 | Best Builders |
| Rebuilds and removals | partial rebuild £600–£1,500 · to roofline £1,000–£3,500+ · stack removal above roofline £500–£1,500 + scaffold | Best Builders |
| Chimney scaffold | standalone tower (1–2 weeks) £400–£700 | Best Builders |
| Rebuild / removal and reinstatement | £1,500–£4,000 / £1,000–£3,000 | Trade2Base |
| Chimney repair costs | repointing, flashing and stack repairs | MyBuilder |
| Cowl fitting | £100–£300 | Trade2Base |
Repairs
| What | 2026 figure | Source |
|---|---|---|
| Broken or slipped tile | £50–£150 call-out plus the tile | Trade2Base |
| Up to 5 tiles | £170 easy access · £225 roof ladder and bedding · £500 with scaffold | Checkatrade |
| Tile prices | clay £1.10 · concrete £1.75 · slate £2.30 each | Checkatrade |
| Leak investigation | £80–£200 · emergency £200–£500+ | Trade2Base |
| Roof repair costs by job | slipped tiles, flashing, ridge and leak repairs | Checkatrade |
Roofline
| What | 2026 figure | Source |
|---|---|---|
| uPVC fascias and soffits | £60–£120 per m supplied and fitted; semi £1,500–£3,500 ex scaffold | BookaBuilderUK |
| uPVC half-round guttering fitted | £30–£60 per m | BookaBuilderUK |
| Fascia and soffit replacement | about £150 per m (£115–£185); small semi about £2,750 | Checkatrade |
| Guttering | about £45 per m; 15–20 m with 3 downpipes £650–£1,700 | Checkatrade |
Cleaning
| What | 2026 figure | Source |
|---|---|---|
| Moss removal by method | hand removal + biocide £8–£15/m² (avg £11.50) · soft wash £12–£16/m² | Checkatrade |
| Roof cleaning with scaffold | moss removal and access costs | BookaBuilderUK |
Plant
| What | 2026 figure | Source |
|---|---|---|
| Scaffold for a re-roof | £600–£1,200 (excluded from roof prices) | Trade2Base |
| Scaffold hire rates | single elevation £600–£1,200/week · whole house £1,200–£2,500/week + erect/strike £300–£700 | Trade2Base |
| 3-storey scaffold | £1,200–£2,500/week, erect and strike £600–£1,200 | Trade2Base |
| Scaffold per elevation | £300–£600 per elevation per week (avg £450) | Checkatrade |
| 3-bed semi re-roof scaffold | £900–£1,800 for 2–3 weeks | Best Builders |
| 8-yard builders skip, national median | £331 (Swansea £183 to Truro £517) | Rent-a-Skip |
| Skip permit and weekly price | permit £15–£60 · 8-yard about £320 a week (North £250–£320, London £330–£450) | Checkatrade |
Spec
| What | 2026 figure | Source |
|---|---|---|
| Lead codes | code 3 (1.32 mm) soakers and non-exposed · code 4 (1.80 mm) exposed, step and chimney flashings · code 5 (2.24 mm) valleys and wider aprons | The Lead Lads |
Compliance
| What | 2026 figure | Source |
|---|---|---|
| Re-covering more than 25% of a roof (England) | building regulations approval, and insulation may need upgrading | Coventry City Council |
| Existing roof and building regs | when approval is needed for re-roofing | LABC Front Door |
| Part L thermal elements | roof renovation must improve insulation where practical | GOV.UK |
| Wales re-roofing | Welsh guidance on re-roofing and building regulations | GOV.WALES |
| Work at height | Work at Height Regs 2005: scaffold where ladders aren't safe | HSE |
| Bats | signs of bats: survey and licence before work | GOV.UK |
| Conservation areas and listed buildings | matching materials and consent | planning.data.gov.uk |
| Self-certification | NFRC runs the CompetentRoofer scheme | NFRC |
| Asbestos cement | pre-2000 corrugated sheets and soffits: test before disturbing | HSE |
| Scotland | check with the local authority whether re-roofing needs a building warrant | Scottish Government |
Prep that changes the price
| Condition | How you spot it | What it adds |
|---|---|---|
| Slipped or missing tiles | Photo: gaps in the roof, displaced or missing tiles or slates | Replace or refix tiles, Set up roof ladders and access |
| Nail sickness | Photo: patches of slipped slates across one slope | Several slipped slates on one slope: recommend re-slating that slope |
| Flaking slates | Photo: flaking, white-edged or crumbling slates | Slates are delaminating: recommend a re-roof |
| Heavy moss | Photo: thick moss mats on the tiles | Heavy moss: offer a clean and biocide |
| Ridge mortar failed | Photo: cracked or missing ridge bedding, loose ridge tiles | Ridge bedding has failed: re-ridge (dry-fix recommended) |
| Sagging roof line | Photo: dipped ridge or wavy rafter line | Rafter repairs, only if found (about £200–£500 per rafter) (£200–£1,000, only if found). Sag in the roof line: structural check before loading it |
| Cement fillet or missing lead | Photo: cement fillets at walls or chimney, cracked or missing lead | Replace cement fillets with code 4 lead flashing |
| Chimney defects | Photo: open joints, leaning stack, plants growing, cracked flaunching | Chimney needs work: offer repoint or rebuild options |
| Failed roofing felt | Photo: torn or brittle felt, daylight visible from the loft | Underlay has failed: recommend a re-roof |
| Rotten fascia or sagging gutters | Photo: sagging gutters, rotten or flaking fascia boards | Fascias and gutters need replacing: quote the roofline while scaffold is up |
| Flat roof defects | Photo: ponding water, blisters, splits in the covering | Ponding: check falls (at least 1:80) when re-covering |
| Rotten deck | Any soft spots when you walk the deck? | Deck replacement where rotten, only if found (£300–£1,200, only if found) |
| Possible asbestos cement | Photo: corrugated or flat fibre-cement sheets, old soffits | Possible asbestos cement: test before disturbing |
| Signs of bats | Photo: bat droppings in the loft, gaps under ridge or soffits | Signs of bats: stop — a survey and possibly a licence are needed before work |
How to price a roofing job
1
Measure it right
Price the true slope area: plan area ÷ cos(pitch). A 35° roof is 22% bigger than its footprint.
2
Ask what changes it
New covering, What's on it now, Storeys. These move the price more than anything else.
3
Check it against the market
Compare your price with the band. Outside it by 20%? Recheck the prep and your rates, or explain the difference to the customer.
Regulations to flag
- UK: Work at Height Regulations 2005: scaffold where ladders aren't safe
- UK: Lead: code 4 for exposed, step and chimney flashings; code 5 for valleys and wider aprons; code 3 only for soakers and non-exposed details
- England: Re-covering more than 25% of a roof needs building regulations approval (or CompetentRoofer self-cert) and may need more insulation
- England: Conservation areas and listed buildings: check consent (planning.data.gov.uk)
- Wales: Welsh building regulations apply to re-roofing: check whether notification is needed
- Scotland: Check with the local authority whether the re-roof needs a building warrant
Questions
How much does a roofer charge per day in the UK in 2026?
Pitched roofer day rate, London / Midlands / North West: £320–£580 / £230–£420 / £200–£380 (Trade2Base). London and the South East run higher; the North, Wales and Scotland run lower.
How much does pitched re-roof cost in 2026?
The researched UK market band is concrete interlocking: £40–£70/m² · clay plain tile: £60–£90/m² · natural slate: £80–£130/m² · fibre-cement slate: £55–£80/m² (supply & fit, ex scaffold), before regional adjustment. Grafto's worked example comes to about £6,975 for the trade-choice option.
How much does flat roof cost in 2026?
The researched UK market band is 3-layer felt: £50–£80/m² · EPDM: £60–£90/m² · GRP: £70–£100/m² (supply & fit, ex scaffold), before regional adjustment. Grafto's worked example comes to about £1,821 for the trade-choice option.
How much does slipped or broken tiles cost in 2026?
The researched UK market band is £170–£500 (total, ex VAT), before regional adjustment. Grafto's worked example comes to about £185 for the trade-choice option.
How much does re-ridge cost in 2026?
The researched UK market band is mortar: £15–£25/m · dry-fix: £40–£75/m (labour only), before regional adjustment. Grafto's worked example comes to about £325 for the trade-choice option.
How do I price a roofing job?
Measure it, answer the questions that change the price (substrate, size, access), list the prep you can see, then work out labour days from realistic output, materials with waste, travel and a contingency. Grafto does this in under a minute and checks the result against the market band.
Sources
- Roofing Pricing Guide UK (2026) — Trade2Base, checked 2026-09-25
- Roofer day rate UK (2026) — Trade2Base, checked 2026-09-25
- How to price flat roofing UK — Trade2Base, checked 2026-09-25
- Flat Roofing Pricing Guide UK — EPDM, GRP, liquid applied (2026) — Trade2Base, checked 2026-09-25
- Scaffolding hire costs UK — Trade2Base, checked 2026-09-25
- Roof cleaning cost 2026: moss and scaffold — BookaBuilderUK, checked 2026-09-25
- Cost to replace a flat roof UK 2026: felt vs EPDM vs GRP — BookaBuilderUK, checked 2026-09-25
- Cost to replace fascias, soffits and guttering UK 2026 — BookaBuilderUK, checked 2026-09-25
- How much does a new roof cost in 2026? — MyBuilder, checked 2026-09-25
- New roof cost per m² UK 2026 — Best Builders, checked 2026-09-25
- Roof replacement cost UK 2026 — Best Builders, checked 2026-09-25
- New roof cost UK: 2026 prices and guide — Fix My Roof, checked 2026-09-25
- What are ridge tile prices in 2026? — Checkatrade, checked 2026-09-25
- Dry ridge system installation cost guide — MyJobQuote, checked 2026-09-25
- How much does chimney flashing repair cost? (2026) — MyJobQuote, checked 2026-09-25
- Chimney repair costs in 2026 — MyBuilder, checked 2026-09-25
- Chimney repair cost UK 2026: repointing, rebuild, flashing and removal — Best Builders, checked 2026-09-25
- What are roof tile replacement costs in 2026? — Checkatrade, checked 2026-09-25
- Roof repair costs in the UK 2026 — Checkatrade, checked 2026-09-25
- How much does fascia and soffit replacement cost in 2026? — Checkatrade, checked 2026-09-25
- Roof cleaning cost in the UK (2026 price guide) — Checkatrade, checked 2026-09-25
- Skip hire price index 2026 — Rent-a-Skip, checked 2026-09-25
- Skip hire prices: cost breakdown 2026 — Checkatrade, checked 2026-09-25
- Flat roof cost UK 2026: EPDM, GRP and felt — Nationwide Roofing Specialists, checked 2026-09-25
- Re-roofing and renovation of thermal elements — Coventry City Council, checked 2026-09-25
- Do I need building regulations approval for my existing roof? — LABC Front Door, checked 2026-09-25
- Building regulations: roof — re-roofing — GOV.WALES, checked 2026-09-25
- Approved Document L: conservation of fuel and power — GOV.UK, checked 2026-09-25
- Working at height — HSE, checked 2026-09-25
- Asbestos: what you need to know — HSE, checked 2026-09-25
- Bats: surveys and mitigation for development projects — GOV.UK, checked 2026-09-25
- Planning data: conservation areas, listed buildings, Article 4 — planning.data.gov.uk, checked 2026-09-25
- NFRC (runs the CompetentRoofer scheme) — NFRC, checked 2026-09-25
- Lead codes explained: code 3, 4, 5 and 6 — The Lead Lads, checked 2026-09-25
- Building standards — Scottish Government, checked 2026-09-25
- How and when to pay a roofing contractor in the UK — RealtyTimes, checked 2026-09-25