How Much to Re-Roof a 3-Bed Semi?

Two third-party guides give a useful pair of figures. Checkatrade's roof replacement guide (table dated October 2026) gives around £12,000 for an everyday three-bed semi and approximately £17,000 for a four-bed detached house. Its tables by roof shape show £9,250 to £18,000 for a hipped roof and £7,000 to £16,250 for a gable roof, and the table is marked plus VAT.

HomeBuilding's guide, last updated on 30 September 2025, gives between £10,000 and £15,000 for a three-bedroom semi of 65 m² roofed in plain concrete tiles. These are guides written by other companies and not our own prices, and the two sit close together for the same house type. Prices from different guides are gathered in different ways, so treat the overlap as the useful part.

Both guides name the three-bedroom semi, which makes it a good starting point. Your own house may differ from the standard in ways that move the total, and the survey is where those ways come out. Our Crawley page, how much a new roof costs in Crawley, lays the house types side by side.

Shape comes first. A gable roof has two main slopes and a simple outline. A hip roof has sloping ends as well, so it needs hip capping, more cut tiles and more labour, which is why the guide's range for hips sits higher. A semi often has a side wall shared with its neighbour, and the junction there needs flashing, lead strips that seal the join between roof and wall, which must be dealt with carefully so you do not disturb the party wall.

Then the covering. Concrete interlocking tiles, plain clay and natural slate all have their own cost and their own labour. Checkatrade's pitched tiling table shows £120 to £230 per m² for plain tiling and £160 to £275 per m² for clay. A rear dormer, a chimney or two, a bay window roof or a garage roof joined to the main roof all add detail that has to be flashed and finished.

Finally the condition. If the battens are tired or the timbers have to be repaired when the old tiles come off, the price changes, and any change gets your written agreement before work on it begins.

A two-storey semi needs scaffold for a safe re-roof, and the guides treat it as a significant part of the job. Checkatrade gives £700 to £1,300 for scaffolding on a new roof, a figure that covers putting it up, the weekly hire and taking it down. Ask whether the scaffold is part of the written total, and how long the job is expected to take, since the scaffold is hired by time.

Beyond the roof covering there are the items that sit with it. Fascias and soffits, which are the boards under the eaves, and gutters are often replaced at the same time, because the scaffold is already up. Checkatrade gives around £2,750 as the average for fascias and soffits on a small semi. Dry-fixed ridge and verge is another extra to ask about. See our pages on dry ridge and dry verge and gutters, soffits and fascias.

None of these should be a surprise. Every quote should tell you in writing what the total includes and what it leaves out, and whether VAT is in it.

A national range is a place to start the conversation. It cannot say what is under your tiles, how steep your roof is, or whether the felt is rotten. The only way to turn it into a price you can sign is a visit where every slope is measured and photographed and the covering, battens, underlay, ridge, verge and flashings are looked at one by one.

Once the visit is done, the written total arrives as one price, alongside photos taken on your own slopes. If you want a wider look at other jobs, our guide to roof work costs gives the typical national ranges for most roof work with dates and sources.

Once you have two or three totals in hand, our guide to comparing roof replacement quotes shows how to check them against each other. The whole process is set out on our roof replacement page. To begin, give us the address and say what is on the roof now, plus the year the house was built if you know it. We will say what we would measure first.