2026 Price Guide
New Roof Cost in 2026: What a Roof Replacement Really Costs
A new roof on a typical 3-bed semi costs £7,000 to £11,000 in concrete tile in 2026, or £10,000 to £15,000 in natural slate. Fixed written quotes, inspector signed off.
In 2026 a new roof on a typical three-bed semi costs £7,000 to £11,000 in concrete tile, or £10,000 to £15,000 in natural slate. The exact figure depends on the size and pitch of the roof, the covering you choose and what the strip-back reveals, which is why the honest way to price a roof is a free survey and a fixed written quote, not a guess over the phone.
These 2026 guide prices are for a complete roof replacement: strip to the timbers, new breathable membrane and battens, new covering, ridge and valley work, with scaffolding and waste removal included, the way every Arkenstone re-roof is quoted.
New roof cost by property type
| Property type | Concrete tile | Clay tile | Natural slate |
|---|---|---|---|
| 2-bed terrace, 40-50m² | £5,500-£8,000 | £6,500-£9,500 | £8,000-£12,000 |
| 3-bed semi, 55-70m² | £7,000-£11,000 | £8,500-£13,000 | £10,000-£15,000 |
| 4-bed detached, 80-100m² | £10,000-£16,000 | £12,000-£18,500 | £14,000-£22,000 |
| Bungalow, 70-90m² | £8,000-£13,000 | £9,500-£15,000 | £11,500-£18,000 |
Guide prices for a full strip and re-roof including scaffolding, membrane, battens, ridge work and waste removal. Bungalows carry large roofs relative to their floor area, which is why they cost more than their footprint suggests.
Free survey, fixed written quote within 48 hours, no obligation.
New roof cost per square metre
| Roof covering | Typical price per m² | Typical lifespan |
|---|---|---|
| Concrete tile | £80-£120 | 40-60 years |
| Clay tile | £95-£140 | 60+ years |
| Natural slate | £120-£180 | 80-100 years |
Rates cover the complete replacement, not just the tiles. Slate costs the most up front and lasts the longest, which is worth weighing when you compare quotes.
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Tell us about the job and Charles will personally call you back within 24 hours, usually the same day.
- Free survey and fixed written quote
- No sales pressure, no obligation
- 20-year written guarantee on the work
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What’s included in these prices
- Scaffolding, included in the fixed quote up front
- Full strip and disposal of the old roof covering
- Breathable membrane and new battens throughout
- New ridge, hip and valley systems
- Waste removal and a site left clean every night
- 20-year written workmanship guarantee
- Independent building inspector sign-off on every full replacement, fewer than 1% of roofers offer it
What changes the price
- Roof size and pitch: steeper, more complex roofs take longer and need more scaffolding
- Covering choice: concrete, clay or slate is the biggest single swing in the total
- Structural timber repairs uncovered once the old roof is stripped
- Chimneys, valleys and dormers, each adds detailing and leadwork
- Access: terraces and tight sites slow scaffolding and waste handling
What a full replacement involves
Prices only mean something alongside the specification behind them. Our new roofs and roof replacement page walks through the full job, from strip-back and timber inspection to membrane, battens, covering and the independent inspection, so you can see exactly what these figures buy. If your roof might not need replacing at all, start with our roof repair cost guide instead.
New roof cost, your questions answered
How much does a new roof cost on a 3-bed semi?
In 2026 a full roof replacement on a typical three-bed semi (55-70m² of roof) costs £7,000 to £11,000 in concrete tile, £8,500 to £13,000 in clay and £10,000 to £15,000 in natural slate. Anyone pricing it over the phone without seeing the roof is guessing: our survey is free and the written quote is fixed.
Why do new roof quotes vary so much?
Because the specification varies. One quote strips to the timbers and renews membrane, battens, ridges and flashings; another dresses new tiles over old problems. Scaffolding and waste are included in some quotes and added later on others. Compare what is actually specified and guaranteed, not just the bottom line.
Is it cheaper to repair or replace a roof?
A single repair is always cheaper than a new roof, and if a repair genuinely buys your roof another ten years that is what we will recommend, in writing. But repeated repairs on a roof at the end of its life are money wasted: once patching becomes an annual event, replacement is usually the cheaper option over any sensible timescale.
How long does a roof replacement take?
Less time than you might expect. Arkenstone has teams of more than 20 roofers, so a project that would take most firms one to two weeks on site is finished far sooner, to the same exacting standard. You get a clear timescale with your written quote and an update every day we are on the job.
Does a new roof need building regulations approval?
Yes, re-roofing is notifiable building work. We build to comply, and on every full replacement an independent building inspector checks and signs off the finished roof, so you hold third-party proof of the standard, something fewer than 1% of roofing firms offer.
What does the 20-year guarantee cover on a new roof?
Workmanship across the entire new roof, stated in writing on your quote. Combined with the independent inspector's sign-off, you have both a guarantee and independent evidence of the quality it covers.
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