Roof Tile Replacement Cost (UK, 2025)
Roof tiles do quiet hero work: keeping weather out, warmth in, and your home looking sharp. Over time, tiles crack, slip or age out. Replacing failed areas promptly prevents leaks and rot, and a full strip-and-retile can reset the roof for decades. This guide covers 2025 costs, materials, labour, timelines, and the pros and cons so you can budget with confidence.
How much does it cost to replace roof tiles?
Exact costs depend on roof size, pitch, access, tile type (concrete, clay, slate, fibre-cement), and whether you’re repairing sections or doing a full strip-and-retile.
- Across 2025 UK guides, tile replacement commonly falls around £80–£300 per m² overall, with many standard jobs clustering near the mid-range.
- For material-specific bands, expect roughly £120–£230/m² for plain/concrete tiles, and up to ~£275/m² for clay and slate on typical projects.
- If you’re weighing repair vs replace, pitched roof repair work is often quoted ~£110–£160 per m² for clay tile areas; where large sections need work, a full retile can be better value long-term.
Typical size-based project ranges (materials vary)
- Small section (10–20 m²): ~£1,200–£4,000
- One main slope (40–60 m²): ~£5,000–£12,000
- Whole 3–4 bed house (70–100+ m², strip & retile): often £5,500–£13,000+ depending on tile and complexity.
Tip: Always compare like-for-like quotes that include strip-out, underlay and battens, ridges/hips, leadwork, ventilation, waste removal, scaffolding and VAT.
Labour Costs and Timescales
Hiring experienced roofers matters for safe access, correct detailing and warrantyable work.
- Roofer day rates: commonly ~£250–£300 per roofer per day nationally; higher in London/South East.
- Typical duration
- Patch repairs (a few tiles/ridge): half-day to 1 day.
- Strip & retile one standard slope: 2–4 days depending on size and weather.
- Full house retile (two slopes, mid-size): 1–2 weeks including scaffold and finishing.
- Patch repairs (a few tiles/ridge): half-day to 1 day.
Additional Cost Factors
- Material: Concrete tends to be cheapest; clay higher; natural slate higher still; fibre-cement slate sits between concrete and slate on price.
- Roof size & complexity: Hips, valleys, dormers, and chimneys add cutting time and detail work.
- Access & scaffolding: Most re-roofing needs scaffold. See explainer below for typical weekly rates.
- Underlay/battens & timber: Full re-roof usually includes new breathable underlay and battens; any rotten timbers or added ventilation detail increases cost.
- Region: The South East and London generally price higher than national averages.
- Regulations: Re-roofing often needs Building Regulations approval; scope depends on how much of the covering you’re changing and insulation/ventilation upgrades.
What are the different types of roof tiles?
Below are common options with 2025 cost signals. Installed ranges reflect typical market guides; supply-only can vary by brand.
Concrete tiles
- Typical installed: often £120–£230/m² on standard roofs.
- Pros: Lower cost, widely available profiles, robust.
- Cons: Heavier than clay, colour can fade over time.
Clay tiles
- Typical installed: ~£160–£275/m².
- Pros: Classic look, excellent longevity, broad colours.
- Cons: Pricier than concrete; many profiles need steeper pitches.
Natural slate
- Typical installed: ~£160–£275/m² for many projects; premium slates can exceed this.
- Pros: Beautiful, very long lifespan, low maintenance.
- Cons: Highest cost; heavier; requires skilled fixing.
Fibre-cement slate (slate-look)
- Typical installed: usually below natural slate, overlapping with concrete/clay depending on brand/spec.
- Pros: Lighter and cheaper than natural slate; consistent sizing speeds install.
- Cons: Shorter lifespan than natural slate; less authentic appearance.
Advantages and Disadvantages
Advantages
- Stops leaks and prevents structural damage from water ingress.
- Improves appearance and saleability with fresh, consistent tiling.
- Longevity: quality clay or slate can last many decades.
- Targeted spend: localised repairs can avoid a full re-roof where appropriate.
Disadvantages
- Cost: full strip-and-retile is a significant outlay, especially with premium materials.
- Scaffolding & access can add materially to the bill.
- Disruption: noise, debris and weather delays over 1–2 weeks on bigger jobs.
- Heritage constraints: Listed or conservation areas may require like-for-like materials.
Summary & Tips
- In 2025, plan around £80–£300 per m² overall, with typical bands ~£120–£230/m² for concrete and up to ~£275/m² for clay/slate. Full house re-tiles for a 3–4 bed often £5,500–£13,000+, depending on material and complexity.
- Get itemised quotes covering: strip-out, underlay/battens, ridge/hip work, lead flashing, ventilation, waste removal, scaffolding and VAT.
- Ask about tile weight, pitch suitability and warranties, and confirm the roofer’s experience with your chosen tile.
- For terraced homes, consider party wall and access logistics upfront; for heritage areas, check material requirements.
- If you only have localised damage, compare repair (≈£110–£160 per m²) vs full replacement for long-term value.
Cost Tables by Material
1) Cost by material (installed)
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Example project totals by house type (all-in, wide ranges)
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Scaffolding cost explainer
Most re-roofing needs scaffolding. Typical 2025 weekly hire examples:
- Two-storey semi, three walls: £750–£900/week
- Terraced, one wall: £550–£700/week
- Over a conservatory: £450–£900
- Chimney access: £400–£500
These vary with region, height, spans and complexity.
