What the job involves
A full re-roof means stripping the existing covering from the whole pitched roof and fitting a new one. On a typical house the work usually runs in this order:
- Scaffolding goes up around the house, with a safe edge and access for the roofers and for materials.
- The old tiles or slates, plus the battens, are stripped off and taken away.
- The roofer inspects the timbers underneath. Rafters, wall plates and the ends of the timbers at the eaves are checked for rot, woodworm or damage.
- New underlay (membrane) is fitted, followed by new battens.
- The new tiles or slates are laid, along with ridge and hip tiles, verges and any fittings such as vents.
- Lead flashings are renewed or repaired around chimneys, walls, valleys and dormers.
- Fascias, soffits and guttering may be replaced or refitted at the same time, since the scaffold is already up.
- The site is cleared and the scaffold taken down.
A re-roof is not the same as a repair or a partial re-cover. If only a slope or a section is being renewed, or the roof is being overlaid rather than stripped, the job and the price are different. Make sure every quote describes the same work.
What affects the price
Two roofs of similar appearance can be priced very differently. These are the things that move the figure most:
- Roof size and shape. A larger roof needs more materials, more labour and more time. A roof with many hips, valleys, dormers or changes of level takes longer than a simple gable, and produces more cutting and waste.
- Choice of covering. Concrete tiles, clay tiles, natural slate and artificial slate sit at quite different points on cost. Natural materials and handmade tiles generally cost more, and some also take longer to fit.
- Access and scaffolding. A tall house, a terrace with no side access, or a plot on a steep or narrow street means more scaffolding and more effort moving materials. Road or pavement licences may also be needed.
- Condition of the timbers. Once the old covering is off, hidden rot or sagging may need repair. This is the most common reason a final bill ends up above the first quote.
- Underlay, battens and ventilation. A breathable membrane, treated battens and proper ventilation are part of a sound job. Quotes that skimp here often look cheaper on paper.
- Insulation and building regulations. Re-roofing can bring in requirements around insulation and ventilation. Adding insulation at rafter level while the roof is open adds cost but can be worth doing.
- Chimneys and flashings. Lead work, chimney repointing or rebuilding, and new flashings all add labour and materials. Removing an unused chimney stack is a separate job again.
- Roof windows, solar panels and fittings. Existing roof lights, solar panels or satellite equipment may need removing and refitting, often by a separate trade.
- Fascias, soffits and guttering. Including them adds to the total but is usually cheaper than coming back to do them later.
- Waste and disposal. Heavy old tiles and slates cost money to take away. Asbestos-containing materials, found on some older roofs, need specialist handling and add significantly to the cost.
- Location and timing. Local labour rates, how busy roofers are, and the time of year all play a part.
Ways to keep the cost down
- Get several detailed quotes. Compare like for like, line by line, not just the bottom figure.
- Be flexible on timing. Roofers sometimes have gaps in their diary, and booking outside the busiest months can help.
- Choose a covering that suits the house and your budget. If you are not restricted by a conservation area or listed status, a good-quality, more modest material may do the job well.
- Combine work while the scaffold is up. Guttering, fascias, chimney repairs and loft insulation are cheaper to do in one visit than to scaffold for again.
- Maintain the roof you have. Clearing gutters and fixing slipped tiles early can prolong a roof's life and delay a full replacement.
- Agree how hidden repairs will be priced. Having a rate for replacing timbers agreed before work starts avoids disputes later.
- Do not cut corners on the parts you cannot see. Cheap underlay and poor ventilation tend to cost more in the long run.
What should be included in a quote
A proper written quote should cover:
- [ ] The full address and a clear description of the work, including which slopes and roofs are covered
- [ ] The type, make and colour of the tiles or slates, and the underlay and battens
- [ ] Scaffolding, including erection, hire period and removal
- [ ] Stripping and disposal of the old roof, and who is responsible for waste
- [ ] Ridge, hip and verge details, and how they are fixed
- [ ] Flashings and valleys, and what material they are made from
- [ ] Ventilation arrangements and any insulation work
- [ ] Fascias, soffits and guttering, either included or clearly excluded
- [ ] Chimney work, if any
- [ ] How extra timber repairs will be identified, priced and agreed
- [ ] Whether building regulations sign-off is needed and who arranges it
- [ ] Start date, expected duration and payment terms
- [ ] Insurance details and any guarantee, in writing
- [ ] VAT status, and whether the price is fixed or an estimate
Questions to ask a roofer
- Can I see examples of similar recent work, or speak to a previous customer?
- Will you be doing the work yourselves, or using subcontractors?
- What public liability insurance do you hold, and can I see the certificate?
- What will you do if you find rotten timbers once the roof is stripped?
- How will you protect the house if the weather turns while the roof is open?
- Do I need building regulations approval, and who deals with it?
- Will you check for bats or other protected wildlife, or for asbestos, where relevant?
- Are neighbours likely to be affected, for example by scaffolding or a shared roofline?
- What guarantee do you give on the materials and the workmanship, and is it in writing?
- How will payment be staged?
How long it takes and what to expect
For a typical house the work is usually measured in days rather than weeks, but a larger or more complicated roof will take longer. Bad weather can cause delays, as roofers will not leave a stripped roof exposed if rain is on the way.
Expect noise, especially during stripping, and a fair amount of dust and debris. Move cars and garden furniture away from the house, and warn neighbours. Loft contents are best covered or moved, as dust can fall through. Scaffolding will go up before work starts and come down after the final inspection.
At the end, walk round with the roofer if you can. Look at the ridge, the lines of the tiles, the flashings and the guttering. Ask for the paperwork, including any guarantee and building regulations certificate if one applies. Keep photographs from before and after.
If the property is listed or in a conservation area, check the planning position before ordering anything. If you share a roof or wall with a neighbour, the Party Wall etc. Act may be relevant.
Signs a quote is too cheap or too expensive
Possible signs it is too cheap:
- It is vague about materials, with no brand, type or specification
- Scaffolding is not included, or the roofer suggests working from ladders
- There is pressure to pay a large sum upfront, or to pay in cash with nothing in writing
- No insurance details are offered, or the firm is reluctant to give an address
- The price is far below the others, with no explanation
- Ventilation, underlay and flashings are skipped or ignored
- The roofer cannot say how hidden timber damage would be dealt with
Possible signs it is too expensive:
- The quote is a single lump sum with nothing broken down
- It includes extras you have not asked for, such as a premium material when you wanted a standard one
- It assumes substantial timber repairs before the roof has been opened up
- The roofer is unwilling to explain how the price was reached
- It is much higher than the others and the scope is the same
A good quote sits within the general spread of the others, is clear about what is and is not included, and comes from a firm that is happy to answer questions. Use the prices on this page to see what other homeowners locally have paid, and ask any roofer to explain differences that look large.