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Saturday, 25 November 2017 08:32

Roofing cost

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Roof types

Most houses have pitched (raised) roofs covered in tiles or slate.

  • Tiles are commonly made out of cement or clay. Cement tiles should last 40-50 years and are about 70p each. Clay tiles last longer but are about £1.20 each. 
  • Slate is hard-wearing but rarely used because it's expensive. More slates than tiles are needed due to how they overlap. Reclaimed slates are cheaper.

Many outbuildings and garages, and some extensions, have flat roofs. Felt is the most common covering but newer materials such as fibreglass and PVC are now used.

What you should look for

Spotting these early warning signs can prevent more expensive problems.

Tiled roofs

  • Damp or leaks may signal a cracked or slipped tile.
  • If a tile has blown off, it should be replaced quickly to prevent water from penetrating the felt underneath. Also, more tiles can be dislodged in high winds if there is one missing.

Flat roofs

  • Cracks or splits round the edges.
  • Sagging – as water builds up boards can break under the weight.
  • Damp patches on the ceiling – the roof may have a tear.

Stand back and check your flat roof from the ground periodically. If you spot uneven lumps, repairs may be needed.

Roof repairs

An experienced DIYer may be able to fix small problems on one-storey buildings.

Cleaning out gutters at lower levels will allow water to flow away, but most jobs are best left to professionals.

If you do go up a ladder, have someone with you and make sure the ladder is secure.

How much you should pay


A property's height shouldn’t affect price much. If scaffolding is needed, it costs more.

Get advice from at least three roofing contractors on what needs doing and what it might cost.

This is what you should expect to pay for some of the most common jobs:

Small roofing jobs Typical cost
Clean gutters – front and back £40-£75
Replace one to six broken or missing tiles £50-£95
Replace a ridge tile (along top) £40-£50
Replace about six ridge tiles £100-£150

Replacing a whole roof is only necessary when tiles have deteriorated beyond repair – if they’re crumbly or porous they won’t keep water out.

New roofs Typical cost
These guide prices include labour and materials. 
New tiled roof on an average three-bed house £8,500-£12,000
New flat roof on a typical 5m x 3m  £1,240-£1,750

Annual roof surveys

It's a good idea to have your roof and gutters inspected each year. We charge £60 and we clean the gutter at the same time. Photos can be done on request.


Read 3331 times Last modified on Saturday, 22 September 2018 17:58

Tameside Approved builder and roofer. I have carried our repairs and maintenance on industrial and domestic buildings for the last 25years. I have also had the same company name  (Safeway Construction) and telephone number so you can rest assure your building is in safe hands. I am always willing to help with your building and roofing repairs and maintenance. 

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