📋 Roofing guide
New roof costs vary significantly depending on property size, roof pitch, materials and the condition of the existing structure. Here is an honest guide to what to expect — and how to avoid paying more than you should.
A new roof is one of the most significant investments a homeowner makes, and one of the most poorly understood in terms of what drives the cost. Prices quoted by different roofers for apparently similar jobs can vary by thousands of pounds. Understanding what goes into a roof replacement helps you evaluate quotes properly and make a decision with confidence.
We are not going to give you a meaningless average figure. Roof costs depend on too many variables for a single number to be useful. What we will do is explain what those variables are and give you realistic ranges based on the kind of work we carry out across Merseyside every year.
The single biggest cost driver. A small terraced house with a simple gable roof requires significantly less material and labour than a large detached property with a complex roof featuring hips, valleys and dormers. Roof area is measured in square metres; pitch affects material quantities too.
Natural Welsh slate costs significantly more than concrete interlocking tile, both in material cost and the additional time required for installation. Clay tiles sit between the two. The material choice has the largest single impact on the price of the job.
Once the existing covering is stripped, the underlying structure is exposed. If rafters, wall plates or battens are damaged or rotted, these need replacing before the new covering goes on. This is unknowable without stripping the roof, which is why any quote given without a prior inspection should be treated with caution.
Most re-roof work requires scaffolding. The cost of erecting and dismantling scaffold varies with the size of the property, its position relative to other buildings and how long it is needed. This is usually included in the overall quote but worth confirming.
A new roof installation is the right time to replace deteriorated fascias, soffits and guttering. These are usually quoted separately. Replacing them at the same time avoids the disruption and additional cost of doing so later.
Properties with multiple chimney stacks require more lead flashing work. The number of stacks and the condition of the existing lead work affects both material and labour costs.
The following figures are based on the work we carry out across Formby, Southport, Liverpool, Crosby and the surrounding areas. They are guide figures only — the only reliable quote is one given after a full inspection of the specific property.
Typically £3,500 to £6,000 for a standard two-bedroom terrace re-roof in concrete interlocking tile, including strip, structure inspection, underlay, battens, tiles, ridge re-bedding and waste disposal.
Typically £5,000 to £9,000 for the same property re-roofed in natural Welsh slate. The higher material and labour cost reflects the additional time required for slate installation and the higher cost of the material.
Typically £5,000 to £9,000 depending on roof size, pitch and the number of hips and valleys. A large semi with a complex roofline will sit at the higher end.
Typically £7,000 to £13,000 for a semi-detached re-roof in natural slate. Properties in Formby and Southport with period character often benefit significantly from the visual quality of natural slate.
Costs for detached properties vary too widely for a meaningful range without an inspection. A small detached bungalow may cost £6,000 to £9,000 in tile; a large detached house with multiple hips and dormers may cost £15,000 or more in slate. We survey first.
A standard garage or rear extension flat roof replacement in GRP fibreglass typically costs £800 to £2,000 depending on size. Larger flat roof areas are quoted by the square metre after inspection.
A quote given over the phone or after a brief look from the ground is not a reliable basis for commissioning a re-roof. A reputable roofer will carry out a full survey of the existing structure before quoting — inspecting not just the covering but the timbers, battens, ventilation provision and the condition of the fascias and soffits.
When comparing quotes, make sure you are comparing like for like. Confirm that each quote includes: full strip and disposal, new underlay and battens, the specified tile or slate, ridge re-bedding and pointing, all lead flashing work, and any necessary structural repairs. A quote that excludes any of these is not a complete price.
Be wary of quotes that are substantially cheaper than others. A new roof done cheaply almost always involves compromises — lower-quality materials, faster installation that cuts corners on underlay or batten fixing, or ridge work that will fail within a few years. The cost of fixing a poor re-roof is significantly higher than the saving on the original job.
Ask for a written guarantee. We provide a 10-year written guarantee on all our new roof installations. If the same fault recurs within the guarantee period, we return and resolve it at no charge.
We carry out free inspections and provide written quotes before any work begins. There is no obligation and no pressure. Call us on 07596 884288 or WhatsApp a photo of your roof and we will give you an honest initial assessment.
Related pages