A new roof in Cambridge costs £4,000–£8,000 for a standard semi-detached house. For a detached house, expect £6,000–£12,000. Here's what goes into that price — and how to estimate for your property.
Roof Replacement Cost by Property Type
| Property Type | Rough Size | Cost Range |
|---|---|---|
| Mid-terrace house | 40–50m² | £3,500–£6,000 |
| Semi-detached house | 50–70m² | £4,000–£8,000 |
| Detached house | 80–120m² | £6,000–£12,000 |
| Bungalow | 60–100m² | £5,000–£9,000 |
| Flat roof (extension) | 20–40m² | £1,500–£4,000 |
Figures for Cambridge/South East, 2026. Prices include VAT and scaffolding.
What's Included in a Roof Replacement?
A full roof replacement (called "stripping and recovering") includes:
- Scaffolding: Access equipment
- Strip old roof: Remove existing tiles, felt, and battens
- Inspect timbers: Check rafters, joists, ridge board for rot
- New felt: Breathable membrane (modern standard)
- New battens: Treated timber
- New tiles: Or slate/metal covering
- Ridge and verge: New mortar and ridge tiles
- Flashing: Lead around chimneys, valleys, abutments
- Clean up: Skip hire and site clearance
Tile Types and Costs
The tiles you choose significantly affect the price:
Concrete Interlocking Tiles
- Cost: £15–£25 per m² (materials)
- Lifespan: 25–40 years
- Best for: Budget-conscious projects, standard houses
- Brands: Marley, Redland, Forticrete
Clay Tiles
- Cost: £35–£60 per m² (materials)
- Lifespan: 50+ years
- Best for: Period properties, character homes
- Brands: handmade or machine-made plain tiles
Slate
- Cost: £50–£100+ per m² (materials)
- Lifespan: 75–100+ years
- Best for: Premium properties, listed buildings
- Options: Welsh slate (premium), Spanish slate (mid), artificial slate (budget)
Metal Roofing
- Cost: £40–£80 per m² (materials)
- Lifespan: 40–70 years
- Best for: Modern homes, flat-pitch roofs, extensions
- Options: Standing seam zinc, aluminium, steel
Flat Roof Replacement Costs
| Material | Cost per m² | Lifespan |
|---|---|---|
| Felt (3-layer) | £40–£60 | 10–15 years |
| EPDM rubber | £60–£80 | 25–30 years |
| Fibreglass (GRP) | £70–£90 | 30+ years |
For a typical 25m² flat roof extension:
- Felt: £1,000–£1,500
- EPDM: £1,500–£2,000
- GRP: £1,750–£2,250
What Affects the Price?
1. Roof Size and Complexity
More surface area = more materials and labour. Complex roofs (multiple valleys, dormers, hips) take longer and cost more.
2. Tile Choice
Concrete tiles are the standard. Upgrading to clay or slate adds 30–100% to material costs. Premium slate can double the price.
3. Timber Repairs
When the old roof is stripped, damaged timbers may be found. Replacing a few rafters adds £200–£500. Major timber repairs can add £1,000–£3,000.
4. Chimney Work
If you have a chimney, it may need repointing, flashing replacement, or partial rebuilding. Budget £200–£800 for chimney work.
5. Access
Detached houses with good access are straightforward. Terraced houses with no side access need scaffolding over the house, adding £500–£1,000.
6. Scaffolding
Scaffolding typically costs £500–£1,500 depending on height and complexity. It's usually included in quotes but worth checking.
Roof Repair vs Replacement
| Roof Age | Condition | Recommendation |
|---|---|---|
| Under 20 years | Minor issues | Repair |
| 20–30 years | Multiple repairs needed | Assess for replacement |
| Over 30 years | Widespread deterioration | Replace |
If you're spending £500–£1,000 per year on repairs, replacement becomes better value. A new roof should last 25–50 years with minimal maintenance.
Add Value to Your Home
A new roof typically adds 5–10% to your home's value. In Cambridge's property market, that can be £25,000–£50,000 on a £500,000 home — often exceeding the roof cost.
Beyond resale value, a new roof:
- Improves energy efficiency (less heat loss)
- Removes the risk of buyer negotiations
- Provides peace of mind for 25+ years
Planning Permission and Building Regs
Planning Permission
Usually not required for like-for-like replacement. You need planning if:
- Changing the appearance significantly (e.g., tiles to metal)
- In a conservation area
- Listed building
Building Regulations
Required for structural changes. Your roofer should handle this, or submit a Building Notice if changing the structure.
How Long Does It Take?
| Roof Type | Duration |
|---|---|
| Small flat roof | 1–2 days |
| Semi-detached pitched | 3–5 days |
| Detached pitched | 5–7 days |
| Complex (dormers, valleys) | 7–10 days |
Get a Quote for Your Roof
The figures in this guide are estimates based on typical projects. The only way to know what your roof replacement will cost is to get a detailed quote based on your specific property.
FAQ
Can I replace my roof in winter?
Yes, but cold and wet weather slows progress. Tiles can still be laid in cold weather; the main limitation is rain. Summer and autumn are peak seasons.
Do I need to move out during roof replacement?
No. The work happens outside. There will be noise and dust during the day, but you can stay in the house.
How long should a quote take?
A site visit takes 30–60 minutes. The written quote should be ready within 2–3 days. Be wary of instant phone quotes without seeing the property.