Pitched re-roof cost UK 2026
The going rate for pitched re-roof in 2026 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). Below: a calculator, what the job involves, materials at three price levels, and the prep that changes the price.
Pitched re-roof calculator
Market bands
| Option | Band | Source |
|---|---|---|
| concrete interlocking | £40–£70/m² | Trade2Base |
| clay plain tile | £60–£90/m² | Trade2Base |
| natural slate | £80–£130/m² | Trade2Base |
| fibre-cement slate | £55–£80/m² | Trade2Base |
What the job involves
| Stage | Task | Typical time |
|---|---|---|
| strip | Strip covering, battens and felt | 0.2 h per m² |
| felt | Breathable membrane and new 25×50 battens | 0.2 h per m² |
| cover | Lay tiles or slates | 0.5 h per m² |
| details | Ridge | 0.5 h per m² |
| details | Clear site and clean gutters | 4 h |
Materials at three price levels
| Material | Budget | Trade choice | Premium |
|---|---|---|---|
| Breathable membrane and treated battens per m² | £5 Merchant membrane, graded battens — Meets BS 5534 batten grading | £7 Branded vapour-permeable membrane — Better condensation control in the loft | £8 High-performance membrane, pre-treated battens — Longer life, air-open for cold roofs |
| Nails, clips and eaves fittings per m² | £1 Aluminium nails and clips — Mechanical fixing to BS 5534 | £2 Stainless nails, storm clips — No rust streaks, wind uplift | £2 Stainless, eaves comb and vent system — Bird-proof, ventilated eaves |
Trade prices ex VAT, estimates checked 2026-09-25. Log your receipts in Grafto and your own prices replace these.
What changes the price
- New covering? concrete interlocking · clay plain tile · natural slate · fibre-cement slate big effect
- What's on it now? concrete tile · clay tile · slate · fibre-cement big effect
- Storeys? 1 · 2 · 3 big effect
- Ridge length (m)?
- Hip length (m)?
- Valley length (m)?
- Ridge fixing? mortar · dry-fix
- Conservation area or listed? no · yes · unknown
- Property built? 2000 or later · before 2000 · unknown
Good practice
- Plain tiles are double-lapped: about 60 tiles/m² and slower to lay
- Natural slate: allow up to 20% waste for grading
Prep to look for
| Condition | Check | Effect |
|---|---|---|
| Sagging roof line | dipped ridge or wavy rafter line | Rafter repairs, only if found (about £200–£500 per rafter) £200–£1,000. Sag in the roof line: structural check before loading it |
| Failed roofing felt | torn or brittle felt, daylight visible from the loft | Underlay has failed: recommend a re-roof |
| Rotten fascia or sagging gutters | sagging gutters, rotten or flaking fascia boards | Fascias and gutters need replacing: quote the roofline while scaffold is up |
| Cement fillet or missing lead | cement fillets at walls or chimney, cracked or missing lead | Replace cement fillets with code 4 lead flashing |
| Chimney defects | open joints, leaning stack, plants growing, cracked flaunching | Chimney needs work: offer repoint or rebuild options |
| Possible asbestos cement | corrugated or flat fibre-cement sheets, old soffits | Possible asbestos cement: test before disturbing |
| Signs of bats | bat droppings in the loft, gaps under ridge or soffits | Signs of bats: stop — a survey and possibly a licence are needed before work |
| Flaking slates | flaking, white-edged or crumbling slates | Slates are delaminating: recommend a re-roof |
| Nail sickness | patches of slipped slates across one slope | Several slipped slates on one slope: recommend re-slating that slope |
Questions
How much does pitched re-roof cost in the UK in 2026?
The researched 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), from Trade2Base. A worked example of 90 m² slope comes to about £6,174–£8,079 across budget, trade and premium materials.
How long does pitched re-roof take?
The worked example of 90 m² slope takes about 6 working days.
What changes the price of pitched re-roof?
Mainly new covering, what's on it now, storeys, plus any prep found on site: sagging roof line, failed roofing felt, rotten fascia or sagging gutters, cement fillet or missing lead.