The short answer
A new pitched roof is priced from the work involved, not from a standard rate. The biggest influences are the area and shape of the roof, the tile or slate chosen, the scaffolding needed, how much has to be stripped and disposed of, the battens, membrane and ventilation, and the number of ridges, hips, valleys, chimneys and roof windows. A written quotation after a survey is the only figure worth relying on.
Why one house can cost very differently from the next
Two semi-detached houses on the same street can need quite different re-roofs. One may have a simple gable roof with no chimney; the other may have a hipped roof, a bay, a dormer and a stack that needs repointing. Every extra slope, junction and detail adds labour, materials and time on site.
That is why national averages found online rarely match a real quotation. They cannot see your roof, so they cannot account for the features that drive most of the cost.
Area, pitch and shape
The surface area sets how many tiles, battens and how much membrane are needed. Pitch matters too: steeper roofs take more care to work on and some coverings are only suitable above certain angles.
Shape often matters more than size. Hips and valleys require tiles to be cut along each line, and every change of direction needs its own weathering detail. A plain gable roof is the most straightforward; a roof with several hips, valleys and dormers is the most involved.
Tile or slate
The covering is a large part of the material cost. Concrete interlocking tiles, clay plain tiles and natural slate all look and behave differently. Interlocking tiles cover a large area each, so fewer are needed. Plain tiles are small and laid with a double overlap, so many more are used. Natural slate is fixed individually with nails or hooks and takes careful grading and setting out.
The style of the house and the roofs around it usually narrow the choice. On some properties, particularly in conservation areas, matching the original material is expected.
Scaffolding and access
A full re-roof needs scaffolding around the working elevations, often with a loading bay for tiles and a chute or skip for waste. The height of the building, access from the road, conservatories, neighbouring buildings and whether pavement licences are needed all affect the scaffold.
Stripping out and disposal
The old tiles, battens and felt have to be removed and taken away. Heavier coverings, multiple layers of old felt or roofs with a lot of debris in the eaves take longer to strip. Any reusable tiles may be set aside, which helps on some jobs but adds handling time.
Battens, membrane and ventilation
Under the tiles, a new breathable membrane and treated battens are fitted. Some roofs also need counter battens or additional ventilation at the eaves and ridge so the loft stays dry. When the roof is stripped the rafters are checked, and any that are damaged or decayed will need repair before the new roof goes on.
Ridges, hips, verges and valleys
The edges and apexes of a roof are finished separately from the main slopes. Mortar bedding or a mechanically fixed dry system can be used for ridges and hips, and verges can be finished with mortar or dry verge units. Valleys may be lined with lead, formed with tiles or use a preformed system. Each choice changes the labour involved.
Chimneys, roof windows and leadwork
Every chimney, roof window, soil pipe and wall junction needs flashing. Re-roofing is the natural time to renew lead around a chimney or repoint the stack, because the scaffold is already in place. Including those items now usually avoids a second set of access costs later.
Roofline work at the same time
Fascias, soffits and gutters are often replaced alongside a new roof. They are not essential to every re-roof, but if they are tired it is usually more efficient to do the work together.
How to compare quotations
When you have more than one quote, check that each one states:
- the covering to be used, including the tile or slate type
- the membrane, battens and ventilation being fitted
- how ridges, hips, verges and valleys will be finished
- what is included for chimneys, flashing and roof windows
- scaffolding, waste removal and any roofline work
- how unexpected timber repairs would be handled
Getting a quotation from Rayner’s Roofing
We install new pitched roofs in tile and slate. We visit to measure up, look at access and check the details that affect the work, then provide a clear written quotation before anything starts.
Frequently asked questions
Why won’t a roofer give me a price per square metre?
Because the details, not the area alone, decide most of the cost. Hips, valleys, chimneys, scaffolding and the chosen covering can make two roofs of the same size cost very differently.
Is slate always more expensive than tiles?
Natural slate usually takes longer to fix than interlocking tiles, but the overall difference depends on the specific products, the roof shape and how much detailing is involved.
Can I reuse my existing tiles?
Sometimes. If the tiles are sound and still available to match, some can be reused. Old tiles are often brittle or porous, so this needs checking during the survey.
Should I replace gutters and fascias at the same time?
If they are in poor condition, doing them while the scaffold is up is usually the most efficient approach. If they are sound, there is no need.
What happens if rotten timber is found once the roof is stripped?
A clear quotation explains how any unforeseen repairs would be handled, so you can agree the approach before work begins.
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More guides
- What does a flat roof replacement cost?
- GRP vs rubber (EPDM) vs felt: which flat roof is best?
- Why is my roof leaking? Common causes and fixes
- How long does a new roof take?
- Dry ridge vs mortar ridge: which is better?
- What does guttering and fascia replacement cost?
- What affects the cost of a roof repair?
- Why is my flat roof leaking?