Roof repair costs by type (2026 UK guide)
Flat, pitched, slate, tile and gutter repair costs for UK homes — typical prices, when to repair vs replace, and how to spot a bad quote.
Updated 14 May 2026
Roof prices vary more than almost any other trade because access, scaffold, tile type and pitch all change the labour involved. Here's what to expect for the most common UK repair jobs in 2026.
Single slipped or broken tile
£80–£200 fitted, including a short-term ladder access. If scaffold is needed it jumps to £400–£800. Always worth bundling several small fixes into one visit.
Ridge tile re-bedding
£500–£1,200 for a full ridge on a 3-bed semi. Modern dry-ridge systems cost more upfront (£1,000–£1,800) but typically last 30+ years with no further re-bedding.
Flat roof replacement
Felt: £55–£90/m². EPDM rubber: £80–£130/m². GRP fibreglass: £90–£140/m². Most garage and small extension flat roofs come in at £1,500–£3,500 total.
Full re-roof
A complete re-roof on a 3-bed semi is £5,500–£10,500 with concrete tiles, £8,000–£15,000 with natural slate, including scaffold, new battens, breathable underfelt and new ridge tiles. Allow 5–10 days.
Gutter repair vs replacement
Re-securing brackets and clearing debris: £80–£200. Replacing a single 4m run: £150–£300. Full uPVC gutter and downpipe replacement on a 3-bed semi: £600–£1,200.
When to repair vs replace
If more than 25% of tiles are slipped, cracked or missing — or your underfelt is failing — patching becomes false economy. A re-roof with modern breathable membrane is typically good for 50+ years.
Frequently asked questions
Should I get a roof inspected after a storm?▾
Yes — even if there's no obvious leak. Most reputable roofers offer free or £75 inspections including drone or ladder photos. Damage caught early is cheap to fix.
Is roof work covered by my home insurance?▾
Storm damage usually is, subject to excess. General wear and tear is not. Take dated photos before any work and keep all invoices for any future claim.