A full roof replacement is one of the biggest jobs most homeowners ever commission, and prices quoted online vary wildly. This guide sets out realistic figures for 2026, explains what actually drives the price, and shows how to judge whether a quote is fair. The ranges here reflect what we see across Maidstone and the wider Kent area.
For a straightforward pitched roof in concrete tiles, most UK homeowners pay somewhere between £5,500 and £12,000. A small two bed terrace might come in at £5,500 to £7,500, a three bed semi typically £7,000 to £10,000, and a larger detached house £10,000 to £18,000 or more. These figures cover stripping the old covering, new breathable membrane and battens, the new tiles or slates, and disposal of the old material.
Material choice moves the number significantly. Concrete tiles are the cheapest option, clay tiles usually add 20 to 40 per cent, and natural slate can double the covering cost, though it lasts far longer. Flat roofs are a different job entirely: replacing a felt or EPDM flat roof on a typical extension or garage usually runs £1,500 to £4,000 depending on size and the deck condition underneath.
Roof size matters, but complexity matters almost as much. A simple gable to gable roof is quick to strip and re cover. Hips, valleys, dormers and multiple chimneys all add labour and lead work, and a steep pitch slows everything down and may need extra scaffolding measures. Access is another quiet cost driver: a terraced house on a narrow street with no rear access costs more to scaffold than a detached house with a driveway.
The unknowns under the old covering can shift the price too. If the strip reveals rotten rafters, tired chimney flaunching or a sagging deck, that becomes extra work. A decent roofer will flag likely risks at the survey stage and price provisional items separately rather than burying a fat contingency in the total. In Kent, many older properties around Maidstone still carry Kent peg tiles or older clay coverings, and matching or salvaging these takes more time and skill than a standard concrete re roof.
A meaningful quote is itemised, not a single figure on a text message. It should specify scaffolding, the strip and disposal, new breathable membrane, treated battens, the exact tile or slate product, ridge and hip details, valley and chimney lead work, ventilation, and whether fascias, soffits and guttering are included or excluded. Since 2015, building regulations require dry fixed or mechanically fixed ridges and verges on re roofs, so check that is in there rather than old style mortar only bedding.
Ask whether the price includes notifying building control, which is required when you replace more than a quarter of a roof, and what guarantee is offered on both materials and workmanship. Three quotes is a sensible minimum. Be wary of a figure far below the others: it usually means something is missing, most often the membrane and battens, proper lead rather than flashing tape, or the disposal costs.
Not every tired roof needs replacing. Slipped tiles, a leaking valley or worn flashing can often be repaired for £150 to £600, and a partial re roof of one elevation is common where only the weather facing side has failed. As a rough rule, if repairs are needed every year or the underfelt has perished and is letting in dust and daylight, replacement becomes the cheaper option over ten years.
Timing affects cost too. Roofers are busiest after autumn and winter storms, so booking a planned replacement in late spring or summer often means shorter lead times and a tidier job in dry weather. If your roof is borderline, a proper survey with photos of the roof space and covering will tell you honestly which side of the line you are on, and any reputable local firm should provide that before quoting.
A typical three bed semi takes four to seven working days including scaffolding, weather permitting. Larger or more complex roofs with dormers, valleys or slate can take two weeks or more.
Usually not, as like for like replacement falls under permitted development. You do need building control approval if you replace more than 25 per cent of the roof, and listed buildings or conservation areas may restrict material changes, which is worth checking in older parts of Maidstone and surrounding villages.
It rarely adds its full cost to the sale price, but a failing roof can knock far more off an offer or cause a sale to fall through after a survey. A new roof with a workmanship guarantee removes that risk and typically pays for itself in a smoother, stronger sale.
Free quotes across Kent, with straight answers about what the roof actually needs.