Data report · Updated 2026-05-12
UK Roofing Costs 2026 — Real Prices by Region & Job Type
This report aggregates 2026 UK roofing prices across 8 common job types and 12 regions. All figures are total-job prices including VAT, scaffolding and waste disposal. Sourced from Checkatrade, MyJobQuote, MyBuilder, the Federation of Master Builders, BookaBuilderUK and ONS construction-cost data.
Headline reference
A full re-roof on a 3-bed semi with concrete tile typically costs
£6,500 – £11,500
Midlands baseline · medium-size property · ~95 m² roof area · includes VAT, scaffolding & waste.
Typical 2026 roofing costs by job (UK average)
Midlands baseline. Apply the regional multipliers below for your area.
Full re-roof · Concrete tile
Strip and replace the entire roof covering including underlay, battens, ridge work and like-for-like tiles.
| Property size | Low | Typical | High |
|---|---|---|---|
| small · small terraced / mid-terrace (~60 m²) | £5,100 | £7,000 | £9,000 |
| medium · 3-bed semi-detached (~95 m²) | £6,500 | £9,000 | £11,500 |
| large · 4-bed detached (~140 m²) | £10,000 | £14,000 | £18,500 |
Includes: Strip existing tiles, breathable underlay (Type 5U), BS5534-compliant treated battens, like-for-like concrete tiles, ridge work, eaves vents, scaffolding (2 weeks), waste disposal, VAT.
Roof repair (no full re-roof) · Any tile type
Localised repair work — slipped tiles, missing tiles, small leak, ridge re-bedding etc.
| Property size | Low | Typical | High |
|---|---|---|---|
| small | £150 | £275 | £400 |
| medium | £400 | £800 | £1,200 |
| large | £1,200 | £2,300 | £3,500 |
Includes: Labour, basic materials, ladder access (small jobs), or 1-week scaffolding (medium-large), VAT.
Flat roof replacement · EPDM
Strip and replace flat roof covering. Common on extensions, garages, dormers.
| Property size | Low | Typical | High |
|---|---|---|---|
| small · kitchen extension (~20 m²) | £900 | £1,250 | £1,600 |
| medium · garage / larger extension (~30 m²) | £1,400 | £2,000 | £2,600 |
Includes: Strip existing covering, new vapour barrier, insulation upgrade if specified, three-layer torch-on system, edge trims, lead flashing where applicable, waste disposal, VAT.
Chimney work · Re-point chimney stack
Re-point, rebuild, remove or cap a chimney stack. Includes scaffolding where needed and making-good of the surrounding roof.
| Property size | Low | Typical | High |
|---|---|---|---|
| small · single small stack on terraced / 2-bed semi | £400 | £600 | £800 |
| medium · standard stack on 3-bed semi | £550 | £750 | £950 |
| large · large stack / multiple stacks / hard access (detached, 3+ storey) | £800 | £1,100 | £1,400 |
Includes: Rake out perished mortar, repoint with breathable mortar mix, repair cracked rendering, scaffolding or tower hire for safe access, waste disposal, VAT.
Lead flashing / lead work · Chimney flashing (apron + step)
Replace or repair lead flashings around chimneys, valleys and abutments. Code 4/5 lead, BS 6915 dressing.
| Property size | Low | Typical | High |
|---|---|---|---|
| small · single small stack | £300 | £475 | £650 |
| medium · standard stack | £400 | £600 | £800 |
| large · large or multi-flue stack | £550 | £825 | £1,100 |
Includes: Strip existing flashing, supply and fit code 4/5 lead apron + back gutter + step flashing + soakers, chase into mortar joints, repoint, scaffolding, waste disposal, VAT.
Guttering, fascias & soffits · Guttering & downpipes only
Replace or repair guttering, fascias (the board the gutter sits on) and soffits (the underside of the eaves). Common uPVC or aluminium.
| Property size | Low | Typical | High |
|---|---|---|---|
| small · terraced / 2-bed semi | £350 | £500 | £650 |
| medium · 3-bed semi | £500 | £700 | £900 |
| large · 4-bed detached | £750 | £1,075 | £1,400 |
Includes: Strip existing gutters and downpipes, supply and fit new uPVC half-round or square gutters with downpipes, scaffolding/tower, waste disposal, VAT.
Roof cleaning & moss removal · Manual moss scrape
Clean moss, algae and lichen from your roof. Manual scrape, soft wash with biocide, or full clean and seal.
| Property size | Low | Typical | High |
|---|---|---|---|
| small · terraced | £150 | £250 | £350 |
| medium · 3-bed semi | £230 | £365 | £500 |
| large · 4-bed detached | £350 | £525 | £700 |
Includes: Manual scrape and removal of moss/lichen, gutter clearance, waste removal, scaffold tower hire, VAT.
Skylight / Velux installation · Like-for-like replacement
Install or replace a Velux or other skylight. Standard or large feature windows, single or multiple.
| Property size | Low | Typical | High |
|---|---|---|---|
| small · single small (MK04 / 78×98 cm) window | £500 | £800 | £1,100 |
| medium · single standard (MK06 / 78×118 cm) | £600 | £950 | £1,300 |
| large · single large (UK04 / 134×98 cm) or premium glazing | £800 | £1,250 | £1,700 |
Includes: Strip out existing window, fit new Velux (mid-spec, standard flashing kit), make good internal trim, dispose of old unit, scaffolding/tower, VAT.
How prices vary by UK region
Multiplier vs the Midlands baseline (1.0). Apply to any figure above to get a regional estimate.
| Region | Multiplier | vs Midlands |
|---|---|---|
| London (all zones) | 1.30x | +30% |
| South East England | 1.20x | +20% |
| Scotland (Highlands and Islands) | 1.15x | +15% |
| South West England (Bristol, Bath, Devon, Cornwall) | 1.08x | +8% |
| East Anglia (Norfolk, Suffolk, Cambridgeshire) | 1.05x | +5% |
| Midlands (West and East) | 1.00x | 0% |
| North West England | 0.90x | -10% |
| Yorkshire and the Humber | 0.88x | -12% |
| North East England | 0.85x | -15% |
| Scotland (Central Belt) | 0.85x | -15% |
| Northern Ireland | 0.85x | -15% |
| Wales | 0.82x | -18% |
How we calculated this
Sources. All figures aggregate published 2026 prices from the UK roofing industry's most widely used cost guides: Checkatrade, MyJobQuote, MyBuilder, the Federation of Master Builders, BookaBuilderUK and ONS construction-cost regional indices.
Aggregation method. For each job + property size, we take the low, mid (typical) and high quoted by each source, then aggregate to the inter-source mid-point. Outliers more than 30% from the median are excluded.
Regional adjustment. Multipliers are derived from ONS construction-cost regional indices, cross-checked against FMB regional pay surveys. London labour costs +30% over the Midlands baseline; Welsh and Scottish Central Belt labour roughly −15–18%.
What's included. All baseline figures include VAT, scaffolding (typically 2 weeks for a re-roof), waste disposal, and like-for-like materials. Exclusions are listed per job. Chimney work, lead flashing replacement and Velux installation are separate line items.
Refresh cadence. Data version 2026-05-12. Sources are refreshed quarterly. The next major revision is scheduled for 2026 Q3.
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Last updated 2026-05-12. This report is freely citable with attribution to LocalRoofer.directory. Individual prices are guides, not guaranteed quotes — always get three written quotes before any work.