If your roof is past repairing, the first thing you’ll want to know is what a new one costs. This guide gives typical prices for a roof replacement in Leeds and explains what goes into them, so you can make sense of the quotes you get.
The prices below are the ones we use as a starting point for re-roofs across Leeds and West Yorkshire. They’re a guide rather than a quote, because every roof is different, but they give you a realistic idea before anyone climbs a ladder.
Typical replacement roof costs in Leeds
| Property | Tiled roof, from | Natural slate roof, roughly |
|---|---|---|
| Terraced house | £5,000 | £7,500 |
| Semi-detached house | £7,000 | £10,500 |
| Detached house | £9,000 | £13,500 |
Slate usually costs around 50% more than a comparable tiled roof. The slate itself costs more, and each slate is fixed individually, which takes longer.
These figures are for a straightforward pitched roof. A larger roof, a complicated shape with lots of hips and valleys, or a roof that needs a lot of repair to the timbers underneath will cost more.
What’s included in a replacement roof
A full re-roof isn’t just new tiles. On a typical job we:
- Set up safe access, usually scaffolding
- Strip the old tiles or slates, battens and felt
- Check the rafters and replace or repair any rotten timber
- Fit a new breathable membrane and new treated battens
- Lay the new tiles or slates, with new ridge and hip tiles (bedded in mortar or a dry-fix system)
- Renew the leadwork at chimneys, walls and valleys where it’s needed
- Clear all the waste from site
Ask any roofer you’re comparing to list what’s in their price. A cheaper quote often leaves out the membrane, the leadwork, the scaffolding or the waste removal, and adds them back later.
What changes the price
Size and shape of the roof
The biggest factor is simply how much roof there is. A simple two-sided roof on a terrace is quicker to strip and cover than a detached house with several hips, valleys and dormers, where every junction needs cutting and detailing.
Roofing material
Concrete tiles are usually the most affordable option. Clay tiles cost more, and natural slate more again. Small tiles, such as plain tiles, take longer to lay than large interlocking tiles, so they add to the labour. If you live in a conservation area, you may need to match the original material, which can limit your choice. Our pages on tiled roofing and slate roofing explain the options in more detail, and our guide on slate vs tiled roofs compares them.
Access and scaffolding
Almost every re-roof needs scaffolding, and the cost depends on the height of the house, the number of sides that need covering, and whether there’s a conservatory, extension or busy pavement in the way. We explain this in does my roof replacement need scaffolding?
The condition of the timbers
We can’t always see the state of the rafters until the old covering is off. If we find rot or damage, we’ll show you and agree the cost of putting it right before we carry on.
Extras
These are often added to a re-roof while the scaffolding is up, because it’s cheaper than doing them separately later:
- Chimney repairs, repointing or rebuilding a stack (chimney repairs)
- New lead flashings, valleys or soakers (leadwork)
- New fascias, soffits and guttering (fascias and soffits, guttering and roofline)
- Roof windows such as VELUX
- Roof vents to improve ventilation in the loft
Do you need a whole new roof?
Not always. If the problem is limited to one area, such as a few slipped tiles, a cracked ridge or a failed valley, a roof repair from around £150 may be all you need. A replacement makes sense when the roof leaks in several places, the tiles are failing across the roof, the felt underneath has perished, or you’re paying for repairs every year.
If you’re not sure, a roof survey (around £250 for a domestic property) tells you the condition of the whole roof, so you can decide with the facts in front of you.
How long does a roof replacement take?
A straightforward re-roof on a terraced or semi-detached house can take around 2 to 3 days. Larger or more complicated roofs can take a week or more. Weather can add time, as we won’t leave a roof open when rain is coming.
Guarantees
Our new pitched roofs generally come with a 10-year leak-free guarantee, and many roofing products carry manufacturer warranties of up to 20 years on top. We’ll confirm exactly what applies to your roof before the work starts. Our post on whether new roofs are guaranteed explains what to look for in a guarantee.
Getting an accurate price
The only way to get an exact price is for a roofer to look at the roof. When you compare quotes, check that each one:
- Covers the same work and materials
- Includes scaffolding and waste removal
- Says what happens if hidden timber damage is found
- States the guarantee in writing
Our guide to roofing quotes goes through what a good quote should include.
If you’d like a price for a new roof or roof replacement in Leeds or West Yorkshire, call us on 0113 335 0043 or send us your details and we’ll arrange a visit.