Cost guidance
What does a new roof cost in 2026?
Guide prices for re roofing, flat roofing, lead work and roofline across Buckinghamshire, Oxfordshire, Berkshire and Hertfordshire, and an honest explanation of what moves the number.
In short. A full re roof on a typical three bedroom semi detached house in this area usually lands between £6,000 and £12,000 including scaffold, depending on the covering and the roof geometry. A detached house is commonly £9,000 to £20,000. These are guide ranges, not quotations. Nobody can price a roof properly without seeing it, and anyone who does is guessing.
Guide prices for a full re roof
Prices below include stripping the existing covering, new breathable underlay, new treated battens, the covering itself, dry fix ridge and verge, scaffold and removal of the old material. They assume the roof structure is sound.
Ranges are for guidance in this region in 2026 and include VAT and scaffold. A complex roof with multiple valleys, dormers and chimneys can sit above these figures.
What actually moves the price
Two houses with the same footprint can differ by several thousand pounds. The area of the roof is only one factor, and on a complicated roof it is not even the main one.
- Pitch. A steeper roof takes longer, needs more fixings and is harder to work on safely. Anything over about 45 degrees adds labour.
- Geometry. Hips, valleys, dormers and chimneys all add cutting, lead work and time. A plain gable roof is the cheapest shape to cover.
- Access. Scaffold on a terrace with no side access, or a property on a slope, costs considerably more than a detached house with an open drive.
- The covering. Concrete tile is the cheapest, machine made clay sits above it, handmade clay and natural slate are the premium options. Conservation areas often remove the choice.
- What is underneath. Battens and felt are always replaced. Rafters, purlins and wall plates are only found once the roof is open, and rot or insect damage adds cost.
- Disposal. Old tiles and slate are heavy. Skips and tipping are a real line, not an afterthought.
What scaffold adds
Scaffold is usually between £900 and £2,500 on a domestic re roof, depending on the height, the number of elevations and how long it is up for. It is not optional on a pitched roof and any contractor proposing to work off ladders on a full re roof is cutting a corner that matters. Where a quotation looks unusually cheap, scaffold is often the line that has been left out.
Flat roofing by the square metre
Flat roofs are priced by area rather than by property type, because the variables are fewer.
- EPDM rubber: roughly £90 to £140 per square metre including a new deck where needed.
- GRP fibreglass: roughly £110 to £170 per square metre, more where it takes foot traffic.
- Torch on felt: roughly £70 to £110 per square metre, and more economical over large commercial areas.
A typical single storey rear extension of 15 to 20 square metres in EPDM therefore usually falls between £1,600 and £2,800 including the deck, upstands and a new outlet.
Repairs, roofline and lead work
- Replacing slipped tiles or slates, from around £180 to £350 for a short visit with access from a ladder or tower.
- Re bedding and pointing a ridge, roughly £40 to £70 per metre.
- Chimney flashing renewal in code 4 or code 5 lead, typically £450 to £900 depending on access.
- Fascias, soffits and guttering on a semi detached house, commonly £1,800 to £3,500 in uPVC.
- A lead valley renewal, typically £600 to £1,400 per valley.
Why you still need a survey
Every figure on this page is a range, and a range is not a price. The purpose of publishing them is so you can tell whether a quotation you have been given is roughly sane, and so you are not working from a number a competitor has plucked from the air. What a survey does is replace the range with a figure, in writing, with the specification set out, so you know exactly what you are buying and what happens if something is found once the roof is open.
Our survey is free, takes around thirty minutes, and comes with no obligation.
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Cost questions we are asked most
Something not covered here? Call 01296 325155 and you will speak to a roofer, not a call centre.
How much does a new roof cost in Buckinghamshire?
A full re roof on a typical three bedroom semi detached house usually falls between £6,000 and £12,000 including scaffold, depending on the covering and the complexity of the roof. A detached house is commonly £9,000 to £20,000. These are guide ranges, not quotations, because roof geometry, pitch and access change the figure considerably.
Why will nobody give me a price over the phone?
Because the price depends on things that cannot be seen from a description. Pitch, valleys, dormers, chimneys, access for scaffold and the condition of the timber underneath all move the number. A price given without a survey gets revised once work starts, which is exactly the situation to avoid.
How much does scaffold add?
Usually £900 to £2,500 on a domestic re roof, depending on height, elevations and duration. It is not optional on a pitched roof. Where a quotation looks unusually cheap, scaffold is often the line that has been left out.
Is it cheaper to repair than replace?
Up to a point. If less than roughly a fifth of the covering is affected and the fixings elsewhere are sound, repair is the right answer. Once failures are appearing across the whole roof, or the underlay has perished, repeated repairs cost more over any reasonable period than a single replacement.
Do you charge for the survey?
No. The survey is free, takes around thirty minutes and comes with no obligation. You receive a written quotation with the specification, materials, access and programme set out.
Does the price include VAT?
Yes. Every figure we quote to a domestic customer includes VAT, and the written quotation states it clearly rather than adding it at the end.
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