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How much do roof repairs cost?
Championing consumers since 1957, our team of over 150 expert researchers and editors test, investigate, and campaign to protect your rights and help you shop smarter
Whether you need a new roof, roof repairs or your gutters cleaned, we’ve surveyed Which? Trusted Traders to find out how much it will cost.
Our figures are only a guide to average costs, and there are several factors that can affect how much you’ll be charged, including:
- where you live
- the age and condition of your property
- how long the job takes
- ease of access to your roof
- the type of roof tile or material being used
- whether scaffolding is needed (as this can significantly increase the cost).
We've also added tips below on how to save money and find a reliable roofer.
Roof repair costs
Many roofers charge by the hour, and often more for the first hour, particularly if they've had to travel from further afield. But some will negotiate a price based on the type, especially if they can estimate how long it will take.
| Job | Details | Price |
|---|---|---|
| Clean gutters | Clear out all gutters at front and back of property | £75-£350 |
| Replace standard tiles | Replace one to six broken or missing standard roof tiles | £75-£400 |
| Replace single ridge tile | Put in a new ridge tile (along the top of the roof) | £80-£300 |
Prices based on a survey of 11 Which? Trusted Traders, gathered in November 2025. Prices include labour and materials but exclude VAT. The final cost is often dependent on access. Prices are likely to be at the upper end of the scale if you live in London or the South East.
New and roof replacement costs
| Job | Details | Price |
|---|---|---|
| New tiled roof | Replacing entire roof on an average three-bedroom house. | £7,000-£21,000 |
| New flat roof (felt) | New flat roof on a typical single garage (6m x 3m). Felt roof without using boards, keeping the initial structure in place. | £1,400-£3,500 |
| New flat roof (other materials) | New flat roof on a typical single garage (6m x 3m). Using new boards and modern products such as PVC / rubber EPDM. | £1,950-£4,000 |
Prices based on a survey of 11 Which? Trusted Traders, gathered in November 2025. Prices include labour and materials but exclude VAT. The final price depends on factors like the type of tiles/slates used, scaffolding costs, and chimney maintenance. Prices are likely to be at the upper end of the scale if you live in London or the South East.
Roof repair vs a new roof
Repairing a roof is almost always much more cost effective then getting a new one, depending on the extent of the damage or the problem. However, this isn’t the case if the repair is unlikely to solve the issue or last very long.
You might also want to consider a new roof (often called re-roofing) if you’re home has structural damage or extensive water leaks, which will cause knock-on issues and costs.
Before you make your decision, your roof should be inspected fully, ideally by a few traders, so that you can compare quotes and understand the problems.
How to find a good roofer
It's always a good idea to start by asking your neighbours for recommendations when looking for a roofer, as you're likely to share the same style of roof. Most roofers will be happy to install either slates or tiles, but check their experience if you have a flat roof or other more unusual structure.
Find out whether previous customers praise all aspects of a roofer's work, such as the quality and cost of the work, the time it took to complete and what they were like to deal with.
It's worth finding out whether your roofer or roofing contractor is a member of The National Federation of Roofing Contractors (NFRC). NFRC contractors undergo rigorous vetting before joining and are subject to checks every three years.
You can also search for a roofer with Which? Trusted Traders. All the traders on our scheme have been vetted by trading standards qualified assessors to ensure they have all the correct procedures in place and operate according to current regulations.
In the unlikely event of anything going wrong, you have access to an alternative dispute resolution scheme if you are unable to resolve any problems directly with your trader.
Which? Trusted Traders is partnered with the Confederation of Roofing Contractors (CORC), which vets and checks all of their members thoroughly.
Getting roofing quotes
Contact at least three roofers for quotes, irrespective of the nature of the job, to give you a range of prices. A roofing company will usually want to come and inspect your property, even before quoting for a simple job, such as replacing broken or missing tiles and cleaning gutters, as it's tricky for them to price a job without seeing the general state of the roof they will be working with.
Roofing is a trade where you might reasonably be issued with estimates instead of quotes. This is because the roofing contractor may not be able to see what condition the roof’s sub-structure is in until the slates or tiles have been removed.
Always ask for estimates or quotes in writing and make sure they include the cost of materials, scaffolding and so on. Be wary of roofing contractors that offer cash or VAT-free deals.
If there is anything on the quote you don't fully understand or why one contractor recommends/ details something that another contractor hasn't, talk to them and ask them to explain. Any decent trader will be happy to talk you through the options.
Bear in mind, cheapest is not always best. It's a good idea to revisit online reviews or customer references before making a decision, and take into account the quality of the survey, advice given and how confident you feel about the company.
When to pay a roofer
You should agree a schedule for payments in advance of work starting. It’s not unusual to be asked for an instalment upfront, especially for larger refurbishments or installing a new roof.
The final instalment should only be paid when you are satisfied with the work and have received all necessary paperwork relating to it.
Hiring a roofer checklist
Once you've decided which roofing contractor best meets your needs, you need to discuss and agree with them:
- what will happen in the event of unforeseen extra charges
- whether or not there will be any penalties if the work is finished later than anticipated
- what would happen in the event of prolonged adverse weather
- what hours the trader will work during the week, or at weekends if necessary
- what materials will be used, who will supply these, and if they come with a guarantee or not whether or not outsourced labour will be used
- how rubbish will be disposed of and whether that is included in the overall cost
- whether or not scaffolding will be needed and if it is included in the overall cost
- what will happen in the event of any work not meeting a satisfactory standard.
It's always a good idea to set this down in a written contract – it doesn't need to be complicated, just record what you agree and both sign it. Then you have a record of how you expect the work to proceed, which should protect both you and the trader. This should be standard on all larger jobs, but is recommended even for smaller repairs. Most reputable builders will issue a contract as standard before starting work in any case.
You should establish whether planning permission will be required, although your roofer may be able to advise you. Any significant work to a roof must either be completed by a contractor who is a member of CompetentRoofer – the only roofing specific scheme that allows roofers in England and Wales to self-certify their roof refurbishment work. If not, you'll need to notify your local authority’s building control department before work begins.
Before your roofer starts work, you should ask to see evidence of appropriate insurance, including public liability and working at heights. If your job involves a new roof, or a major refurbishment of an existing roof, you should ask for a guarantee.
Roof problems you should look out for
Look out for these early warning signs of roofing issues to help prevent problems getting worse and becoming more expensive to fix.
Slate and tiled roofs
- Internal damp, staining on walls and ceilings or leaks: this may signal a cracked or slipped tile.
- Missing tiles: if you notice a gap, get the tile replaced quickly to prevent water from penetrating the felt underneath. A gap can also make it easier for more tiles to dislodge in high winds.
Flat roofs
- Cracks or splits round the edges.
- Uneven lumps.
- Sagging: this may indicate that water has built up above.
- Damp patches on the ceiling: this may signal that the roof covering has a tear.
Roof shingles
- Misshapen or missing sections.
- An inconsistent colour or small pieces in your gutters – this is a sign that they're breaking up.
It's also worth paying particular attention to any joins, such as your roof ridge (the tiles at the top), roof valleys (where two pieces meet) and chimney to look for gaps.
Lastly, if you can see daylight through your roof, you should call in a professional as soon as possible.
When should I call in a roofer?
As well as speaking to a trader if you spot any of the issues above, it's a good idea to have your roof and gutters inspected once a year. Some contractors will carry out inspections free of charge, so ask about costs in advance. If your roof is 25 or more years old, this is particularly important.
You may be able to clear out gutters at lower levels yourself, but most roofing jobs are best left to professionals.
It’s also worth looking up at your roof from time to time, especially after a period of strong winds, heavy rain or snow and ice.
How to keep the roofing costs down
1. Choose a trusted roofer
Finding someone who won’t exaggerate the work needed or take longer than is necessary will keep prices realistic. We’d recommend getting a few quotes to help uncover anyone who isn’t fully reliable - read our advice below for more details on this.
2. Watch out for hidden costs
Certain elements, such as disposing of waste and access issues can all bump up the price. Make sure you have checked this before you start so that you’re not met with any surprises. You might also be able to solve them, such as by disposing of the waste yourself or speaking to a neighbour about granting safe access.
3. Choose the right materials
Some roof coverings are cheaper than others, so can bring the cost down. However, make sure you do your research beforehand as you don’t want to choose something that will cost you more in the long-run.
4. Make sure you know what’s included
Check whether your quote covers extras, such as equipment hire and supplies. Some of these you might be able to get ahead of time, especially if you shop around.
5. Find someone close by
Choosing a roofer who lives near to you should make their fee lower as they won’t have to travel far.
6. Keep communicating with your roofer
If issues do arise, talking them through in a timely manner will ensure extra time isn’t wasted. Make sure someone is available to answer any questions and that the trader has the right contact details.
Find out more about Which? Trusted Traders