Roof Replacement Cost Calculator
Calculate Your Roof Cost
Estimated Cost Breakdown
*Prices based on 2026 UK roofing standards
*Prices shown are per square (100 sq ft)
Important Notice
Prices may vary based on roof complexity, materials, and additional work required. Always get a detailed quote from multiple contractors. Some costs like disposal fees or permits may not be included in this estimate.
When you hear a roofer say they charge $X per square, it doesn’t mean they’re billing you by the yard or the hour. A square in roofing terms is 100 square feet of roof area. That’s a standard unit roofers use across the U.S. and the U.K. to quote jobs consistently. So if your roof is 2,000 square feet, that’s 20 squares. Simple. But what you actually pay per square? That’s where things get messy.
Typical Costs Per Square in 2026
In 2026, most roofers in the U.K. charge between £350 and £650 per square for a standard asphalt shingle roof. That includes removal of the old roof, new underlayment, flashing, and disposal fees. If you’re in London or the South East, prices tend to sit at the higher end - £550 to £650 - because of labour shortages and higher living costs. In Northern England or Scotland, you might find rates closer to £350 to £450.
But here’s the catch: that price assumes your roof is straightforward. No steep pitches, no complex valleys, no chimneys or skylights sticking out everywhere. If your roof looks like a puzzle piece from a child’s toy, expect to pay more.
What Drives the Price Up?
Not all roofs are created equal. A flat roof on a bungalow might cost £300 per square, while a steep, multi-gabled Victorian house could cost £800 or more. Why? Three big reasons:
- Labour intensity - Steeper roofs need more safety gear, slower work, and often two-person teams. That adds £100-£200 per square.
- Material choice - Asphalt shingles are the cheapest. Metal roofs? That jumps to £700-£1,100 per square. Slate or clay tiles? You’re looking at £1,000-£1,800 per square. Those materials last longer, but the upfront cost is steep.
- Access and location - If your house is tucked down a narrow alley with no truck access, the roofer might charge extra to haul materials by hand. In London, narrow streets and parking restrictions can add £150-£300 to the total job.
One London homeowner we spoke to had a 15-square roof. The roofer quoted £580 per square - £8,700 total. But then they found out the old roof had three layers of shingles. Removing that added £1,200. The chimney needed new flashing. That was another £600. Suddenly, the job was £10,500. No surprise, just bad planning.
Materials Matter More Than You Think
The material you pick changes everything. Here’s what you’re likely to see per square in 2026:
| Material | Cost per Square (£) | Expected Lifespan |
|---|---|---|
| Asphalt Shingles | £350-£650 | 15-25 years |
| Composite Shingles | £500-£800 | 25-40 years |
| Metal Roofing (steel/aluminium) | £700-£1,100 | 40-70 years |
| Clay or Concrete Tiles | £900-£1,400 | 50-100 years |
| Slate | £1,000-£1,800 | 75-200 years |
Most homeowners go with asphalt. It’s affordable, easy to install, and widely available. But if you’re planning to stay in your home for 20+ years, metal or composite might save you money long-term. One survey from the National Roofing Contractors Association found that homeowners who chose metal roofs saved an average of £1,200 in repairs over 20 years compared to asphalt.
Hidden Fees You Can’t Ignore
A quote of £500 per square sounds great - until you get the final invoice. Here’s what often gets left out:
- Removal of old layers - Many roofs have multiple layers. Removing them isn’t always included. Expect £50-£150 extra per square if you have more than one layer.
- Disposal fees - Landfill costs are rising. Some quotes include it. Others don’t. Ask.
- Permits - In England, most roof replacements don’t need planning permission, but building regulations approval does. Some contractors charge £100-£250 to handle this. Others include it. Clarify.
- Waste removal - If your roof is covered in old tiles or asbestos (common in homes built before 1999), special handling applies. That can add £500-£2,000 to the job.
Always ask: “Is this quote all-inclusive?” Get it in writing. A roofer who won’t itemise their quote isn’t someone you want on your roof.
How to Avoid Being Overcharged
Here’s how smart homeowners get fair prices:
- Measure your roof - You don’t need to climb up. Use Google Earth’s ruler tool. Draw the outline. Multiply length by width. Add 10% for overhangs and pitch. That gives you your square footage. Divide by 100 to get squares.
- Get three quotes - Don’t pick the lowest. Pick the most detailed. One quote might say “£450/sq - includes removal and disposal.” Another says “£400/sq - materials only.” The second isn’t cheaper - it’s incomplete.
- Check insurance and guarantees - The roofer should have public liability insurance. Ask for proof. Also, ask about the warranty on workmanship. Most reputable companies offer 5-10 years. If they offer 25, they’re either lying or using a third-party insurer.
- Ask about payment terms - Never pay 100% upfront. A 10-20% deposit is normal. The rest should be paid after inspection and clean-up.
One homeowner in Brighton got three quotes for a 12-square roof. The lowest was £4,800. The highest was £7,200. The middle one? £5,900. The lowest used cheap shingles and didn’t include flashing. The highest used slate. The middle one? Premium composite, full removal, 10-year workmanship warranty. They picked the middle. Six years later, no leaks, no repairs.
When to Repair Instead of Replace
Not every leak means a full replacement. If your roof is under 15 years old and only has a few damaged shingles, patching might save you thousands. A local roofer in Leeds told us they do 40% of their work as repairs - not full replacements. If you’ve got:
- Minor curling or missing shingles
- Small leaks around chimneys or vents
- Granule loss in gutters (but no bare spots)
Then a repair could extend your roof’s life by 5-10 years. It costs £200-£800, depending on the damage. That’s a lot less than £5,000.
But if your roof is older than 20 years, has sagging areas, or you’ve had multiple leaks in the last year - it’s time to replace. Patching won’t fix structural decay.
What to Expect on Installation Day
On the day your roof gets replaced:
- The crew will arrive early, usually before 8 a.m.
- They’ll cover your driveway and garden with tarps to catch debris.
- They’ll remove the old roof in sections - never the whole thing at once.
- They’ll install new underlayment, then flashing around chimneys, vents, and skylights.
- Finally, the new shingles go on. Most jobs take 1-3 days, depending on size and weather.
- At the end, they’ll clean up. You should see no nails, no shingle scraps, no debris.
If they leave behind nails or don’t clean up, that’s a red flag. It means they don’t care about your property - and they probably cut corners elsewhere.
FAQ
How much does it cost to replace a roof on a 3-bedroom house in the UK?
A typical 3-bedroom semi-detached house in the UK has a roof of about 12-16 squares. With asphalt shingles, expect £4,500 to £8,000 total. Metal roofs will push that to £8,000-£14,000. If your roof is complex or in London, add £1,000-£2,000. Always get a detailed quote based on your roof’s exact size and condition.
Is £500 per square a good price for roofing?
£500 per square is average for asphalt shingles in 2026, especially in southern England. It’s fair if the quote includes removal of old materials, new underlayment, flashing, and disposal. If it doesn’t include those, you’re being underquoted. Always ask for a line-by-line breakdown.
Do roofers charge more in London than elsewhere in the UK?
Yes. Labour costs are higher, parking and access restrictions add time, and demand outpaces supply. Roofers in London typically charge £100-£200 more per square than in the North or Midlands. A job that costs £5,000 in Manchester might cost £6,500 in London for the same materials and size.
Can I install a new roof over the old one?
Technically, yes - but it’s rarely a good idea. Most building codes allow one or two layers, but adding more makes the roof heavier and hides underlying damage. It also shortens the lifespan of the new shingles. Most reputable roofers won’t do it unless you’re on a tight budget and plan to replace soon. It’s a false economy.
What’s the cheapest roofing material?
Asphalt shingles are the cheapest option, starting at £350 per square. They’re easy to install, widely available, and come in many colours. But they’re also the shortest-lived. If you’re planning to sell your home in 5 years, they’re fine. If you plan to stay longer, consider composite or metal - they hold value better.
Next Steps
If you’re thinking about replacing your roof, start by measuring it. Use Google Earth. Count the squares. Then call three local roofers. Ask for a written quote that lists every cost: materials, removal, disposal, flashing, permits. Don’t accept vague answers. If a roofer says, “It’s usually £500 per square,” ask: “Usually for what? What’s included?”
Don’t rush. A roof lasts decades. Choosing the right contractor and material matters more than saving £500 today. The right roof won’t just protect your home - it’ll save you money for years to come.