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UK cost guide

Roof Replacement Cost UK 2026

Current UK roof replacement costs for gable, hip and flat roofs, including cost-per-square-metre benchmarks and common extras.

Last reviewed: 1 September 2026 · Sources & data · Methodology

Typical planning costAbout £8,000 UK average
Broader project range£4,000–£19,000 for most roof replacements
Planning figures are estimates rather than quotations. Live calculators combine dated UK benchmarks with clearly separated modelling assumptions such as region, size, condition and specification.

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Compare gable, hip and flat roof costs by area →

What affects the cost?

Current Checkatrade 2026 guidance puts the UK national average roof replacement at about £8,000, with most homeowners spending around £4,000–£19,000. Roof form matters: gable roofs are benchmarked at £110–£260 per m², hip roofs at £145–£285 per m² and flat roofs at £45–£120 per m². Scaffolding, timber repairs, rooflights, chimneys and access can materially change the final quote.

  • Roof area, pitch and number of slopes
  • Gable, hip or flat roof construction
  • Tile, slate or flat-roof membrane specification
  • Scaffolding and access
  • Timber, decking or structural repairs
  • Chimneys, valleys and rooflights
  • Waste removal and making good

Typical cost breakdown

UK national averageAbout £8,000
Gable roof£7,000–£16,250 · £110–£260 / m²
Hip roof£9,250–£18,000 · £145–£285 / m²
Flat roof£2,800–£7,500 · £45–£120 / m²
New roof structure£6,500–£20,000+
Most homeowner projectsAbout £4,000–£19,000

Regional planning examples

The examples below apply our published modelling factor to the same national benchmark. They are not claimed as observed city-wide average quotes.

London£5,100–£23,050
Manchester£3,750–£16,900
Birmingham£3,900–£17,650
Glasgow£3,800–£17,100
Cardiff£3,650–£16,400

Roof replacement costs by location

Open a detailed city page to see the same national benchmark adjusted through the transparent regional model, with local planning considerations and worked examples.

LondonBrightonBristolCambridgeBirminghamNottinghamManchesterLiverpoolLeedsNewcastleGlasgowEdinburghCardiffBelfast

Sources used for this guide

Checkatrade

Roof Replacement: Cost Breakdown 2026

Published / checked: June 2026

Used for: Gable, hip and flat roof replacement ranges and cost-per-m² benchmarks

View source ↗
Office for National Statistics

Construction output price indices

Published / checked: 13 August 2026

Used for: Construction price trend and update checks

View source ↗

Frequently asked questions

How much does a new roof cost in the UK in 2026?

Current Checkatrade guidance gives a national average of about £8,000, while most replacement projects fall around £4,000–£19,000. Roof size, form, covering, access and hidden timber condition explain much of the spread.

How much does a gable roof cost per square metre?

The current gable-roof benchmark is about £110–£260 per m². A simple area multiplication is useful for planning, but a contractor quote should also identify scaffolding, timber repairs and roof details.

Is a hip roof more expensive than a gable roof?

Usually. The current hip-roof benchmark is about £145–£285 per m² versus £110–£260 per m² for a gable roof, reflecting the more complex roof geometry.

Are timber repairs included in roof replacement prices?

Do not assume they are. Rotten rafters, decking, fascia or structural repairs discovered after stripping the roof can add a meaningful extra cost and should be itemised where possible.

Related costs

Cost guide

Flat roof replacement

UK flat roof replacement costs per square metre for felt, EPDM, GRP, asphalt and green roof systems.

£50–£110 per m²View guide →Cost guide

Gutter replacement

UK gutter replacement costs for uPVC guttering, downpipes and optional leaf guards.

Around £1,000 for 15–20m plus three downpipesView guide →Cost guide

Scaffolding

Typical UK scaffolding hire costs per square metre, by house type and project setup.

£20–£25 per m²View guide →