The short answer
Costs vary job by job, and a national guide can only give a frame. Which? (Nov 2025) puts a few broken tiles at £75 to £400 and replacing a whole roof on a three-bedroom house at £7,000 to £21,000, both ex VAT. Access, scaffolding, the covering and structural repairs move a price more than anything else, and a written quote follows a survey.
Typical UK ranges for common jobs
The most useful single source is Which?, which published prices from a survey gathered in November 2025. Which? states that its prices cover labour and materials but leave VAT out, and VAT is charged at 20%.
- Broken or missing tiles, from one to six standard tiles: £75 to £400.
- A new ridge tile: £80 to £300.
- Clearing the gutters, front and back: £75 to £350.
- A garage roof of 6 m by 3 m in new felt: £1,400 to £3,500.
- That garage again, with a PVC or EPDM membrane and new boards: £1,950 to £4,000.
MyJobQuote gives some different yardsticks. It gives around £650 as the average roof repair for 2026, and an emergency call-out at £150 to £300. It also puts extensive storm repairs at £1,200 or more.
Each range comes from a national guide, so it is not a Fortis price and cannot say what your own roof needs. A range from £75 to £400 for a few tiles is wide because a tile on a low bungalow is a quick job and a tile above a conservatory is not.
Treat a range as a way to check that a quote is in the right area, never as a figure to haggle down to. A quote under the bottom of a range deserves a question about omissions, and one above the top deserves a look at the survey photos.
What moves a roof price
Four things do most of the work in setting a price.
The first is access. A roof you can reach from a ladder at the front is cheaper to work on than one over a three-storey house, a conservatory or a busy pavement. When a ladder is not enough, scaffolding is the second factor. Scaffold that stands on a public highway is licensed by the highway authority, which we sort out alongside the scaffolder.
The third is the covering. A concrete tile re-roof, a natural slate roof and a flat roof in EPDM or GRP carry different material costs, and so do the details around chimneys, valleys and verges. Our page on roof repair cost covers the repair end.
The fourth is what lies underneath. Rotten battens, damaged rafters or failing underlay are only seen once the covering is lifted, or from the loft on a survey. A structural repair changes the total more than any choice of tile, which is why a price given without a survey is a guess at what the survey would find.
A whole roof: why the figures spread
The sources disagree most on a full replacement, and the disagreement is worth looking at. For re-covering the whole roof of a three-bedroom house, Which? gives £7,000 to £21,000, ex VAT. HomeBuilding (Sep 2025) prices a three-bedroom semi with 65 m² of plain concrete tiles at between £10,000 and £15,000 with labour, scaffold and insulation in the total, and puts Welsh slate on that house at up to £18,000. MyJobQuote's new roof page says around £5,250.
All three can be right. They are describing different houses, coverings and assumptions about what is included. The MyJobQuote figure sits well under the others. Each guide sets its own basis, and it is rarely stated in a way you can match to your own house.
Do not pick one guide and apply it to your house. Use the span to see that a firm's quote lies in the region, then ask what it includes. Does it cover scaffolding, waste removal, insulation and VAT? A total that looks low may leave one of those out.
Our guide to roof replacement cost goes into the whole-roof figures in full.
How a price becomes a quote
A price you can rely on starts with a survey. We measure and photograph the roof, check the loft and go through the findings, then give you one total price in writing. That is the figure that matters, because it is for your roof and your access.
When the quote arrives, check what it covers. Ask whether scaffolding is included, whether VAT is in the total and whether waste is taken away. A quote that answers those questions in plain words is easier to compare than one that leaves them out. Our answer on how many roofing quotes to get explains how to set several side by side.
Beware of anyone who names a firm price over the phone for a roof they have not seen. A roof's price follows from its condition, and condition is only known after someone has looked. For a rough sense of a day rate, see what a roofer day rate means, though a quote for the whole job is the better guide.
You can book a survey from any page, and the full list of our services is on the homepage.
