People ask about money before they ask about anything else, and fair enough. A roof is one of the larger bills a household meets, and a vague answer helps nobody. So here is the plain version. We cannot price your roof from a web page, because two houses that look identical from the road can need very different work once someone is up there with a torch. What we can do is show you where our guide prices sit, show you what national cost guides publish, and explain which factors lift or lower a figure.
The price we finally give you is a single written total, issued once the survey is done. Nothing on this page replaces that. Use the figures below to judge whether any quote that lands on your doormat, ours or another firm's, sits in a sensible region.
Crown guide prices
| Work | Guide price |
|---|---|
| Roof repairs | £150 to £1,000 |
| Guttering, soffits and fascias | £1,000 to £3,000 |
| Roof replacement | £5,000 to £12,000 |
| Flat roofing | £50 to £100 per m² |
These are guide prices to help you plan, not offers. Your own figure is set after the survey and arrives as one written total.
What moves a roof price up or down
Four things decide most of the price, and none of them can be seen from a screen.
How much roof there is, and how you reach it
A small terrace and a big detached house with a hipped roof are different jobs, since the area of covering, the run of ridge and the count of hips and valleys all shift. Access matters just as much. A roof you can reach from a ladder on your own drive is cheaper to work on than one that needs scaffolding on the public footpath. Scaffolding that sits on the public pavement or road needs a licence from the council that looks after that highway. Across West Sussex, Surrey and East Sussex we handle the paperwork alongside the scaffolder, and when you compare quotes it is worth asking each firm who applies.
What the covering is
Concrete tiles, plain clay tiles, natural slate, a felt flat roof and a single-ply rubber membrane all cost different amounts per square metre, as the tables below show. The layers underneath matter too. Once battens or underlay need renewing, the job grows.
What the survey finds
A slipped tile might be the whole story, or it might sit above rotted battens and a damp loft. You find out which, with pictures, before any number is written down. That is why a phone call never produces a quote from us.
Typical UK ranges for repairs
The figures below come from published UK cost guides, not from our own price list. We have named each guide and its date so you can read the original. Treat them as a typical range for the whole country. Prices in the south east often sit nearer the upper end, and a roof that is awkward to reach costs more than any average suggests.
| Work | Published UK range | Source and date |
|---|---|---|
| Repairing concrete tiles, per m² (up to 3 m²) | £90 to £120, excluding VAT | Checkatrade roof repair guide, table June 2026 |
| Repairing plain clay tiles, per m² | £110 to £160, excluding VAT | Checkatrade roof repair guide, table June 2026 |
| Replacing up to five tiles | £170 to £500 | Checkatrade tile replacement guide, table October 2026 |
| Dry ridge repair, per metre | £50 to £70 | Checkatrade roof repair guide, table June 2026 |
| Dry verge, per linear metre | £10 to £25, materials and fitting | Checkatrade dry verge guide, September 2026 |
| Lead flashing repair, per metre | £50 to £70 | Checkatrade roof repair guide, table June 2026 |
In the tile replacement guide the lowest figure is £170 for a simple job and the highest is £500 once scaffolding is involved. That spread explains why this page exists. One repair can cost three times as much when a tower has to go up in front of the house.
Reading this because water is already getting in? Our page on emergency and general roof repairs covers making a roof safe first and pricing the lasting fix afterwards.
Typical UK ranges for new roofs and flat roofs
A full replacement is where published figures vary most, because the house type, the covering and the access all change. The Checkatrade guide quotes a figure near £12,000 for an ordinary three-bedroom semi and a larger one for a four-bedroom detached home, both in the table. HomeBuilding adds a second set of examples.
| Work | Published UK range | Source and date |
|---|---|---|
| New roof, three-bedroom semi | Around £12,000 | Checkatrade roof replacement guide, October 2026 |
| New roof, four-bedroom detached | Approximately £17,000 | Checkatrade roof replacement guide, October 2026 |
| Small terrace, Roman tiles | £6,500 to £10,000 | HomeBuilding, last updated 30 September 2025 |
| Three-bedroom semi, plain concrete tiles | £10,000 to £15,000 | HomeBuilding, last updated 30 September 2025 |
| Pitched tiling, per m² | £120 to £275 | Checkatrade roof installation guide, October 2026 |
| Flat roof, EPDM rubber, per m² | £80 to £100 | Checkatrade rubber roofing guide, September 2026 |
| Flat roof, felt, per m² | £50 to £80 | Checkatrade rubber roofing guide, September 2026 |
| Flat roof, GRP fully insulated, per m² | Around £210 | Checkatrade fibreglass roof guide, September 2026 |
EPDM is a one-piece synthetic rubber membrane, and GRP is glass-reinforced plastic, often called fibreglass. Each goes on a deck that must be sound first, so a flat roof inspection checks the boards below the covering as well as the surface. Our flat roofing and roof replacement pages go through each covering in more detail.
Chimneys, roofline, roof windows and cleaning
The jobs around the edges of a roof are often the ones people forget to budget for. The roofline is the fascia boards, soffits and gutters along the eaves, and it is cheaper to deal with while scaffolding is already up for something else.
| Work | Published UK range | Source and date |
|---|---|---|
| Gutter replacement, 15 to 20 m with three downpipes | £650 to £1,700, average £1,000 | Checkatrade gutter guide, October 2026 |
| Fascias and soffits, small semi | Average £2,750 | Checkatrade fascia and soffit guide, September 2026 |
| Chimney repointing | Around £750 on average | Checkatrade chimney repointing guide, October 2026 |
| Chimney flashing repair | £250 to £1,000 | Checkatrade chimney repair guide, April 2026 |
| Roof window, replace like for like | Average £1,025 | Checkatrade window fitting guide, October 2026 |
| Roof clean, moss removal, per m² | £8.50 to £14 | Checkatrade roof cleaning guide, April 2026 |
Each of these has its own page with the thinking behind it: gutters, soffits and fascias, chimney repairs and roof windows and skylights.
Scaffolding, day rates and VAT
Three extras catch people out because they are easy to leave off a quote and hard to spot until the bill arrives.
Scaffolding
On a new roof, Checkatrade's roof replacement guide (October 2026) gives £700 to £1,300 for the scaffold. Not every job needs it, and a small repair from a ladder may not, but a re-roof or chimney work almost always does. Our short guide on whether roof repairs need scaffolding covers how to tell.
Day rates
Checkatrade quotes a roofer at £35 to £45 per hour or £280 to £360 per day (June 2026). A day rate is a way to understand a price, not the way a roof job is priced. We give one total for the whole job, so there is no hourly meter running while we work. There is more in what roofers charge per day.
VAT
The standard VAT rate is 20 per cent. Checkatrade states that its repair figures exclude VAT, and its new roof table is marked as plus VAT, so the tables above need that added before you compare them with a quote. Whenever a quote reaches you, look for whether VAT is in it and whether scaffolding is. Our page on VAT on roof repairs goes into more detail.
How to read a roofing quote
Citizens Advice tells people to gather written quotes from several traders first, and that is sound advice. When they arrive, read past the total. Check what each says it covers, and put the questions below to every firm, ours included.
- Does the total include VAT?
- Does it include scaffolding, and who arranges any licence?
- Does it explain what happens when rotten timber shows up below the covering?
- Is it in writing, with the work described in plain words?
A sharply lower number is not a bargain if it leaves out the scaffold or the VAT. Our guide to how many roofing quotes to get goes further. And if you are hoping a grant might cover some of the bill, read the page on grants for a new roof first, because the current position is narrower than many people expect.
Questions about roofing prices
Why can't you give an exact price over the phone?
A roof hides most of what decides the cost: the state of the battens, the underlay, the flashings and the timber beneath. We would sooner inspect first, send you pictures, and then write a single total you can rely on.
Are the UK ranges on this page what Crown would charge?
No. They are national ranges taken from outside cost guides, each listed with its date so you can look them up. Our own guide prices are the four in the first table, and the figure for your house follows a survey.
Will the price change once work starts?
The written total covers the work we described after the survey. If something unexpected is found under the covering, we stop, show you photos and explain the options before anything extra is agreed. Nothing is added without you knowing first.