Roofing is one of the most weather-dependent and risk-exposed trades to price. Access, pitch, material type, and the condition of the structure underneath can all move the final cost significantly from what a site visit suggests. Here's how to price roofing work without leaving money on the table.
These are all-in prices including scaffold, labour, and materials for a standard pitched roof replacement (strip and re-tile/re-slate). Prices are for properties in England and Wales outside London.
| Property type | Typical all-in cost | Notes |
|---|---|---|
| 2-bed terraced (40–50 m²) | £4,500 – £7,500 | |
| 3-bed semi-detached (60–75 m²) | £6,500 – £10,500 | |
| 3-bed detached (80–100 m²) | £8,500 – £14,000 | |
| 4-bed detached (100–130 m²) | £11,000 – £18,000 | |
| Natural Welsh slate vs concrete tile | +£2,000 – £5,000 | Slate is slower to lay and more expensive to supply |
Scaffold is typically £800–£2,500 for a standard 3-bed house, depending on height, access, and how long it's up. It's the single most variable item in a roofing quote and the one most often forgotten or underpriced. Get a scaffold quote before you price any job over £3,000. Scaffold hire usually includes a set period (typically 4–6 weeks) — if the job runs over, the weekly extension charge adds up quickly.
Flat roof pricing depends heavily on the material system:
| System | Labour + materials | Notes |
|---|---|---|
| EPDM rubber (torch-on) | £70 – £100 / m² | Durable, good for most applications |
| GRP fibreglass | £80 – £120 / m² | Seamless, good for garage roofs and bays |
| Felt (built-up) | £50 – £75 / m² | Cheaper but shorter lifespan |
| Lead (valley, bay, flat) | Quote per job | Price by weight — lead is expensive and theft-prone |
| Item | Typical cost | Notes |
|---|---|---|
| Fascias, soffits and guttering (full house) | £1,500 – £3,500 | uPVC. Often done at same time as roof. |
| Velux window supply and fit | £800 – £1,800 | Depends on size. Flashings are critical. |
| Ridge and hip tiles (re-bed and re-point) | £600 – £1,500 | Often done as a repair without full replacement. |
| Chimney repointing | £400 – £900 | Can usually be done from scaffold during roof job. |
| Felt and batten only (no re-tile) | £2,000 – £4,500 | If tiles are in good condition but felt has failed. |
Always put a provisional sum in your roofing quote for structural repairs discovered once tiles are removed. A sentence like 'This quote assumes the roof deck and rafters are in sound condition — any structural repairs found on strip-out will be quoted separately' protects you and sets the customer's expectations correctly.
Describe the job by voice and get a professional quote in seconds. Free to try.
Start free →