Reading the table
How to read a typical UK range
Each figure comes from a published cost guide, with the guide and its date beside it. They describe the UK as a whole, so a house in Andover will not necessarily match them, and neither will yours. The price of a roof job follows the roof: its size, its pitch, how hard it is to reach and what the survey turns up once the covering is lifted.
The Which? figures come from a survey of 11 traders in November 2025. Labour and materials are in them, VAT is not, and the table marks that. MyJobQuote does not state a VAT basis on its pages, so ask whether any figure you compare includes VAT. Use all of them to judge scale, not to check a quotation.
Everyday repairs
Tiles, ridges and small repairs
Putting right as many as six broken or absent standard tiles costs £75 to £400 in the Which? survey (November 2025, ex VAT). MyJobQuote puts the average at around £215 for five tiles (6 October 2026). A new ridge tile, the capping along the top of the roof, costs £80 to £300 in the Which? figures.
Across all repairs, MyJobQuote gives an average of around £650 in 2026 (6 October 2026). That blends many kinds of job, so a lone slipped tile will sit well under it, and a roof with several failing details will sit over it.
Emptying the gutters on every side of a house is £75 to £350 in the Which? survey, ex VAT. Replacing them is a larger job, and MyJobQuote gives around £1,000 to £1,600 (20 October 2026).
Flat roofs
Flat roofs and what they cost
Which? quotes £1,400 to £3,500 for a new felt roof over a typical single garage of 6 m by 3 m, and £1,950 to £4,000 where the covering is PVC or EPDM (a synthetic rubber membrane) with new boards (November 2025, ex VAT). MyJobQuote puts flat roof replacement between £1,500 and £6,000 (20 October 2026) and a typical rubber roof at about £1,050 (9 October 2026).
Less gives £1,200 to £2,500 for a 15 m² garage (27 October 2026). HomeBuilding and Renovating (30 September 2025) lists supply-only material costs per square metre: felt £65, EPDM £105, GRP £110 and lead £170. That is the material alone, with no labour in it.
On a flat roof, the area, the state of the deck below, the count of upstands and outlets, and the membrane chosen, all feed into the price.
A new roof
Replacing a whole roof
Published figures for a full re-roof disagree widely, which is worth knowing before reading any of them as a rule. Which? gives £7,000 to £21,000 for a full re-roof on a typical three-bedroom home (November 2025, ex VAT). HomeBuilding and Renovating prices a three-bedroom semi with 65 m² of roof in plain concrete tiles at between £10,000 and £15,000, including labour, scaffolding and insulation, and adds that Welsh slate could push that same house to £18,000 (30 September 2025). MyJobQuote gives around £5,250 (6 October 2026).
Slate sits well above concrete tile. HomeBuilding's per-metre slate figures are supply-only, so the clearer comparison is a ratio: Welsh slate is priced at about 2.5 times Spanish slate.
A new covering at least 15 per cent heavier than the existing one needs Building Regulations approval and a structural check, which can add work and cost.
Chimneys, lead and glass
Chimneys, leadwork and roof windows
Replacing a chimney's leadwork in full is between £350 and £920 (MyJobQuote, 22 September 2026), and the figure leans on whether scaffold is needed. A full roof valley replacement is around £540 (7 September 2026). Taking out a chimney breast is between £1,200 and £3,500 (27 August 2026), and as the Planning Portal says, Building Regulations approval will always apply, and the Portal's reason is simply that a chimney breast is structural.
A standard mid-range Velux roof window is £1,100, and a straightforward swap is around £100 less (MyJobQuote, 22 September 2026).
Storms and surveys
Emergency calls, storm repairs and surveys
MyJobQuote gives £150 to £300 for an emergency call-out, around £300 as the starting point for storm repairs and £1,200 or more for extensive storm damage (22 October 2026). A roof survey averages around £300 on its list (12 October 2026).
For a claim, tell the insurer before anything else, keep the pictures and receipts, and see how your policy defines a storm. The Financial Ombudsman describes a storm as normally violent wind, frequently with rain, hail or snow, and says rain, hail or snow by itself can count, but the policy wording settles the outcome.
What sets the price
Jobs priced by the building in front of us
Scaffolding, roof cleaning and moss removal, spray foam removal and commercial roofing swing so much with the building that one national number would mislead.
Scaffold comes down to height, the length of the elevation and the time it stays up, and a scaffold on the public road needs a licence from the highway authority. Cleaning depends on the roof's area, its pitch and the amount of growth. Spray foam removal turns on how the foam was applied and what lies beneath it. Commercial work is driven by the roof's size and type and by whether the building must stay in use.
In every one of these, the survey fixes the price.
VAT and help with cost
VAT, grants and what to check on a quote
The standard rate of VAT is 20%. The domestic reverse charge concerns VAT-registered traders working under the Construction Industry Scheme, and it never reaches a homeowner who hires a roofer. Where energy-saving materials are fitted, zero rating lasts until 31 March 2027 and 5% applies after that, which does not mean ordinary repairs carry 5%.
Nothing national pays for a new roof. ECO4 runs until 31 December 2026; the Great British Insulation Scheme, which closed on 31 March 2026, is no longer open; and the Warm Homes: Local Grant is aimed at household income of £36,000 a year or less, paying towards insulation. Eligibility depends on your circumstances, and nothing here promises it.
Whichever figure you are handed, check that VAT and scaffolding are included in it. Then ask us for a quote and set it beside the others you collect.