Full re-roof (strip & relay) in the UK
Strip and relay — full pitched roof replacement with new battens, new underlayment, and new or reclaimed tiles.
Typical UK cost range
£85–£200/m²
National baseline. City-specific ranges are adjusted for local labour and access costs on the city pages below. See the full UK cost guide for the methodology and the factors that move a quote.
What the job involves
A re-roof is the biggest roof job most homeowners will ever commission. The full scope is: strip the old covering, inspect the rafters and purlins, replace failed battens and underlayment, and lay the new covering (tile, slate, or concrete). On a typical semi-detached house this is an 8–14 day job with scaffold.
Material choice drives most of the cost variance: concrete interlocking tile at the low end, clay plain tile mid-range, natural slate at the top. Listed and conservation-area properties may be restricted to specific materials.
What changes the price
- Material choice — concrete interlocking, clay plain, natural slate, reclaimed.
- Roof area in m² and complexity (gables, valleys, dormers, chimneys).
- Whether the rafters can take the new covering’s weight.
- Scaffold, skip, waste disposal, and Part L compliance work.
Timeline: Typical semi: 8–14 days on site. Larger detached or complex roof: 14–25 days.
Pick a city for local pricing
Each city page has adjusted cost ranges, local context, and the roofers in our directory that cover it.
Major English cities
Other English cities
Northern Ireland
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Start my quote requestCommon questions
Is re-roofing cheaper than multiple repairs?
Once the roof is beyond about 15–20% failure and the underlayment has perished, repair becomes false economy. The honest test is cost per year of remaining life: a £12,000 re-roof at 100 years of expected life is cheaper per year than a £500 repair that buys you two years.
Do I need planning permission?
Like-for-like re-roofs are usually permitted development. Material changes (e.g. slate to concrete tile) on listed or conservation-area properties may need Listed Building Consent or a planning application. Part L Building Regs apply to any re-roof that renews 25%+ of the roof area — see the Part L guide.
Related guides
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