Re-roofing: Costs, Planning & Design and Build

What is re-roofing?

Re-roofing means stripping a pitched roof back to the rafters and replacing the membrane, battens, tiles or slates, ridge and flashings. It is needed when a roof covering reaches the end of its life, and it is the right time to improve loft insulation.

Semi-detached house with scaffolding and a newly re-tiled roof with dry ridge

We erect scaffolding, strip the old covering, check and repair the timbers, then lay a breathable membrane, new battens and the new covering, with dry-fix ridge and verge systems. Fascias, soffits and guttering can be replaced at the same time.

Typical time on site: 1 to 3 weeks
Guide price: £6,000 to £25,000
Building regulations: Usually required

What is included?

Roof survey and quotation
Scaffolding and edge protection
Strip old covering and check timbers
Breathable membrane and new battens
New tiles or slates, ridge and verge
Fascias, soffits and guttering if required

How much does re-roofing cost?

Re-roofing a typical semi-detached house in concrete tiles costs around £8,000 to £15,000 including VAT.

Re-roofing	Guide price incl. VAT
Terraced house	£6,000 to £10,000
Semi-detached house	£8,000 to £15,000
Detached house	£12,000 to £25,000

Unit: per roof. Guide ranges only; your price is fixed in writing after the survey.

Use the guide price tool for a figure based on your size and specification, or see all guide prices.

Does re-roofing need planning permission?

England

Replacing a roof covering like for like does not usually need planning permission in England. Conservation areas with Article 4 directions and listed buildings are the exceptions.

Wales

Like-for-like re-roofing does not usually need planning permission in Wales, except on listed buildings and in some conservation areas.

Scotland

Like-for-like re-roofing does not usually need planning permission in Scotland, except on listed buildings and in some conservation areas.

Northern Ireland

Like-for-like re-roofing does not usually need planning permission in Northern Ireland, except on listed buildings and in some conservation areas.

What about building regulations?

In England and Wales, replacing a large part of a roof covering (as a rule of thumb, more than a quarter of it) normally has to be approved by building control or done by a registered competent person, and the roof insulation brought up to current standards where practical.

What should I think about before starting?

Heavier tiles than the original can overload old rafters.
Neighbouring roofs on semis and terraces need careful junction details.
Bats can roost in roofs; if signs are found, work pauses for advice.
Insulation upgrades at the same time can cut heat loss significantly.

How does the project run?

Tell us about the project. Call, use the guide price tool or send the form with a few photos and a postcode.
Free site visit. We measure up, look at access, drains and the structure, and talk through options and budget.
Design and fixed price. You get drawings and a written price for the agreed specification before anything is ordered.
Build and hand over. Our teams build to the programme, building control inspects, and you get the completion paperwork at the end.

Questions about re-roofing

How much does a new roof cost?

Around £6,000 to £10,000 for a terraced house, £8,000 to £15,000 for a semi and £12,000 to £25,000 for a detached house, including VAT.

Do I need planning permission to re-roof?

Not usually for like-for-like replacement, unless the house is listed or in a conservation area with extra controls.

Does re-roofing need building regulations?

In England and Wales, replacing a large part of the roof covering normally needs building control approval or a registered competent person, and insulation upgraded where practical.

How long does it take?

One to three weeks for most houses, weather permitting.

Should I replace the fascias at the same time?

Usually yes, because the scaffolding is already up.

Related projects

Where do we build re-roofing?

We take on re-roofing across England, Wales, mainland Scotland and Northern Ireland. Choose your area: