Roof replacement cost: what it really costs in 2026
A Qome Snap Guide: quick, honest and no guff. Approximate figures, adjusted to your region inside Qome.
Snap answer
£140 – £308 /m² (pitched)
Re-tiling a pitched roof starts around £140/m² in concrete, £210 in clay and £308 in slate. A typical whole-roof replacement starts near £12,000. Flat roofs run £55–£94/m².
Takes1–2 weeksDisruptionNoisy overhead but the house stays liveable
Cost at a glance
Option
Best for
Guide range
Concrete tile
Standard, solid value
£140 /m²
Clay tile
Better looks, longer life
£210 /m²
Natural slate
Premium, 80+ year lifespan
£308 /m²
Flat roof (felt–GRP)
Garages and extensions
£55 – £94 /m²
Approximate guide figures, not quotes, Qome adjusts every price to your region.
What actually happens
Scaffolding up around the house
Old tiles stripped and battens removed
Timbers inspected, rot repairs done now
New membrane and battens fitted
Tiles or slates laid; ridge and valleys detailed
Guttering checked, scaffold down, full tidy
Price by region
Starting figures by region, the same honest baseline, adjusted for where you live.
London (Inner)from £200 /m²
London (Outer)from £189 /m²
South Eastfrom £168 /m²
East of Englandfrom £154 /m²
South Westfrom £147 /m²
Scotland (Highlands)from £133 /m²
West Midlandsfrom £132 /m²
North Westfrom £130 /m²
East Midlandsfrom £129 /m²
Scotland (Central)from £127 /m²
Yorkshirefrom £126 /m²
Walesfrom £123 /m²
North Eastfrom £119 /m²
Northern Irelandfrom £115 /m²
Popular choices
Slate-look concrete tilesDry ridge systems (no mortar to fail)Upgraded insulation while it's open
Rules & regulations
Replacing more than 25% of a roof triggers building regs, insulation usually has to be upgraded at the same time
Conservation areas can require like-for-like materials
Snap tips
The membrane and battens matter more than the tile brand
Get timber repairs priced as a rate up front, it's the common extra
Price it properly on Qome
Choose your options and see an honest, region-adjusted estimate, free.