How much does
a new roof
cost in the UK?

The short answer

A typical full roof replacement in Worcestershire costs between £6,500 and £22,000 in 2026, depending on the size of the property, the materials used, and the complexity of the work. The most common scenarios:

• Concrete tile re-roof, semi-detached: £6,500 – £9,500
• Concrete tile re-roof, detached: £9,000 – £14,000
• Welsh slate re-roof, terraced: £8,500 – £12,500
• Welsh slate re-roof, detached: £14,000 – £22,000
• Flat roof replacement (single garage): £1,800 – £3,500

But the headline number is only half the story. The actual cost depends on a dozen factors specific to your property. Let's break it down properly.

What's actually included in a roof replacement quote?

A proper roof replacement quote should cover all of the following — if any are missing, ask why:

• Strip-out and disposal of the old roof covering and underlay
• Skip hire for waste removal
• Scaffolding (not always — single-storey work may not need it)
• New treated battens across the full roof
• New breathable underlay (modern membrane, not the old felt)
• New tiles or slates — including ridges, hips, valleys, verges
• Lead flashing around chimneys, abutments, valleys
• Ridge work — bedding or mechanical fixing per BS 5534
• Final clean-up — gutters cleared, debris removed
• Workmanship guarantee in writing
• VAT — should be clearly stated

What pushes the cost up?

1. Roof size and pitch

Bigger roof = more materials and labour. Steeper pitches (above 45°) take longer because of safety requirements and slower work pace. A typical Worcestershire semi has a roof area of 80–120 m². A large detached house can have 200–300 m².

2. Material choice

Concrete tiles are the cheapest at £25–£50/m² installed. Welsh slate is around £80–£150/m². Reclaimed slate for matching listed properties can hit £150–£200/m². Clay tiles fall in between.

3. Property type

Period properties cost more because:

• Original materials need matching (often reclaimed)
• Lime mortar instead of modern cement
• Hand-cut lead work, not modern alternatives
• Sometimes Listed Building Consent needed (Wychavon/Malvern Hills DC)
• Specialist labour rather than general roofers

4. Hidden timber damage

Once the old roof is off, we can see the rafters and joists for the first time. If timber is rotten, it has to be replaced — typically £50–£200 per affected length. We can't quote for this in advance because it isn't visible until the strip-out, but a good roofer will agree the cost with you in writing before doing the work.

5. Roof complexity

Simple gable roofs are cheap. Complex roofs with multiple dormers, valleys, hips, chimneys and varying pitches cost significantly more. Each dormer adds £300–£800 of labour. Each chimney needs new lead work — another £300–£700.

6. Access

Tight terraces, conservation areas, narrow lanes — all add to scaffolding cost and delivery time. A standard scaffold for a semi runs £600–£1,200 for a typical re-roof duration.

7. Geographic location within Worcestershire

Pricing varies even within the county. Worcester city centre and the Malvern Hills tend to cost slightly more (period property density, parking restrictions). Bromsgrove and Redditch are typically mid-range. Rural villages can cost more due to access but less due to lower overheads.

Hidden extras most quotes miss

These are the things bad quotes don't include — and that turn into "surprise" charges mid-job:

• VAT — always check whether the quote includes it. 20% added later is a £1,500 surprise on a £7,500 job
• Skip hire — should always be included
• Scaffolding inspection costs if the job runs over schedule
• Replacement of original lead — sometimes "reuse old lead" is hidden in the small print, but old lead rarely lasts another decade
• Insulation" — building regs might require minimum insulation when re-roofing; some quotes don't budget for this
• New gutters and downpipes if your current ones are old