About this page: Roof Contractor London is a free enquiry service run by Web Designer Limited. We pass enquiries to independent roofers; we don’t carry out the work, and we can’t guarantee that every enquiry is taken up. Figures below are quoted from the named sources with their dates; they are not our prices. More about this site.
Published costs by roof type
We don’t price roofing work. These figures are from Checkatrade’s roof replacement cost guide (last updated October 2026) and exclude VAT. They are based on a 64 m² hip or gable roof and a 32 m² flat roof.
| Roof type | Low – high estimate (+VAT) | Per m² (+VAT) |
|---|---|---|
| Hip roof | £9,250 – £18,000 | £145 – £285 |
| Gable roof | £7,000 – £16,250 | £110 – £260 |
| Flat roof | £2,800 – £7,500 | £45 – £120 |
| New roof structure | £6,500 – £20,000+ | – |
Checkatrade also says labour costs are higher in the South East and big cities such as London, so expect London quotes to sit towards the upper end.
Extras to check in a quote
- Scaffolding: Checkatrade gives £700 to £1,300 as a rough guide for erecting, removing and weekly hire, and says roofing quotes often do not include it. On a London street there may also be a highway licence; see roof repair in London.
- Stripping the old roof: around £1,000 to £2,500 if not already included.
- Skip: around £320 a week for a 6–8 yard skip, plus a borough permit if it sits on the road.
- Insulation upgrades needed to meet Building Regulations (see below).
- Related work: roof windows, vents, chimney, fascias, soffits and guttering. Replacing gutters at the same time can save on access costs.
- Solar panels: removal and refitting, ideally by the original installer so warranties are not affected.
Repair or replace?
Checkatrade lists warning signs that a roof may need replacing: water damage, misshapen, sunken or missing tiles, worn flashing, moss and damp, light showing through in the loft, and damaged or rotten underlay. It also says that, where the rafters are dry and sound, the felt, battens and tiles can often be replaced without rebuilding the structure. Repairs suit isolated damage on an otherwise sound roof; replacement may be more economical where damage is widespread or repairs keep recurring.
Building Regulations and re-roofing
Replacing a roof covering is usually building work under the Building Regulations. Two practical consequences:
- Insulation. Approved Document L Volume 1 (paragraph 11.3) says that when a thermal element is renovated and more than 50% of its surface is renovated, or the work is a major renovation affecting more than 25% of the building envelope, the whole element should be improved to the U-value in Table 4.3 where that is technically, functionally and economically feasible. A full re-roof often triggers this, which can affect cost and roof height details.
- Sign-off. Either building control approves the work, or a roofer registered with an authorised competent person scheme self-certifies it. The GOV.UK list names NAPIT and CompetentRoofer for replacing roof coverings on pitched and flat roofs. Ask which applies and make sure you receive the certificate.
Planning on London streets
Re-roofing with a similar design and materials does not usually need planning permission, but check first if:
- the house is listed: listed building consent may be needed even for like-for-like work;
- it is in a conservation area or covered by an Article 4 direction: many London boroughs control roof materials, and changing natural slate to concrete tiles can need permission;
- you are changing the roof’s shape or height, or adding dormers (see the permitted development guidance).
Checkatrade’s FAQ also notes that a bat survey may be needed if there is a reasonable likelihood of bats being present; check with your borough.
Materials and lifespans
Checkatrade gives typical lifespans of about 40 to 75 years for concrete tiles, 50 to 100+ years for clay tiles and 75 to 200 years for natural slate, depending on installation quality, maintenance and exposure. Age alone is not a reason to replace a roof, but it is a reason to have it inspected.
When you are ready, use the enquiry form and we’ll pass your enquiry to an independent roofer who covers your area. Ask every roofer to visit and inspect, rather than quoting from a photo. We don’t carry out roofing work ourselves.
Questions people ask
How much does a new roof cost in the UK?
Checkatrade’s October 2026 guide gives an average of around £8,000, with most homeowners spending between £4,000 and £19,000 plus VAT. Its ranges are £9,250 to £18,000 for a 64 m² hip roof, £7,000 to £16,250 for a gable roof and £2,800 to £7,500 for a 32 m² flat roof.
How long does it take to replace a roof?
Checkatrade says a typical roof replacement can take up to a week, depending on size and complexity. Structural repairs, bad weather or extra work such as guttering can extend that.
Do I need Building Regulations approval for a new roof?
Usually, yes. Replacing a roof covering is normally notifiable, and Approved Document L can require insulation upgrades. A roofer registered with a competent person scheme for roof coverings can self-certify; otherwise building control signs it off.
Does a new roof need planning permission?
Not usually, if the design and materials are similar. Listed buildings, conservation areas, Article 4 directions and changes to the roof’s shape or height can need consent, so check with your borough.
Sources
- Checkatrade – How much does a roof replacement cost in 2026? (updated October 2026)
- GOV.UK – Approved Document L: conservation of fuel and power (Volume 1, paragraph 11.3)
- GOV.UK – Competent person schemes
- GOV.UK – Permitted development rights for householders: technical guidance
- Checkatrade – Roof repair costs 2026
Sources checked on 20 October 2026. General information only, not legal, planning, structural or financial advice.
Related pages
- Roof repair in London
What to do about a leak today, published 2026 repair costs per m², insurance, scaffolding and how to spot a doorstep roofer.