How Much Does a New Roof Cost in the UK?
Real 2026 prices for tile, slate, EPDM and GRP fibreglass roofs — based on hundreds of jobs we've quoted across Bolton & Greater Manchester.
What you'll actually pay
Prices below are fully fitted, including scaffolding, strip-and-dispose, new membrane, battens, and ridge work. VAT included.
| Roof type | Small (terrace ~60m²) | Medium (semi ~90m²) | Large (detached ~140m²) |
|---|---|---|---|
Concrete tile re-roof Most common pitched-roof option in Bolton & Greater Manchester. Includes new battens, breathable membrane and ridge. | £4,500 – £6,500 | £6,500 – £9,500 | £9,500 – £14,000 |
Natural slate re-roof Spanish or Welsh slate. Heavier material, longer install, 80–100 year lifespan. | £7,500 – £10,500 | £10,500 – £15,000 | £15,000 – £22,000 |
EPDM rubber flat roof Single-piece rubber membrane — ideal for extensions, garages, dormers. 20+ year guarantee. | £1,400 – £2,200 | £2,200 – £3,500 | £3,500 – £5,500 |
GRP fibreglass flat roof Seamless wet-lay finish. Strong on foot traffic areas like dormers and balconies. | £1,800 – £2,600 | £2,600 – £4,200 | £4,200 – £6,500 |
Ranges reflect labour and materials across Bolton, Bury, Salford and Greater Manchester in Q1 2026. Your written quote will be fixed, not an estimate.
Six things that move a roofing quote up or down
Two houses on the same street can quote differently — here's why.
Roof size & pitch
Pitched roofs over 35° need extra scaffolding and roof ladders, adding 5–10% to labour.
Tile or slate choice
Concrete interlocking tiles are cheapest. Clay, natural slate, and reclaimed tiles cost significantly more per m².
Access & scaffolding
Terraced rear elevations or roofs over a conservatory need bespoke access — expect £900–£1,800 in scaffold alone.
Chimneys & dormers
Each chimney adds lead flashing, re-pointing, and sometimes a new pot. Dormers double the cut detail work.
Insulation upgrade
Adding 100mm PIR board between rafters during a re-roof is around £35–£50/m² but cuts heating bills long-term.
Waste & skip hire
Old slate and tile is heavy — a 6-yard skip plus tip fees adds £300–£500 to most re-roofs.
Roof cost questions answered
How much does a new roof cost in the UK in 2026?
For a typical 3-bedroom semi in Bolton or Greater Manchester, expect £6,500–£9,500 for a full concrete tile re-roof and £10,500–£15,000 for natural slate. Flat roof replacements on a standard extension run £2,200–£3,500 in EPDM.
What's included in a new roof quote?
A proper written quote should cover scaffolding, strip and dispose, new breathable membrane, treated battens, tiles or slates, lead flashings, ridge bedding, gutter realignment, and a written guarantee. Anything missing is a red flag.
Is it cheaper to repair or replace a roof?
If under 30% of the tiles are damaged and the timbers are sound, repair is usually 70–80% cheaper. Once nail fatigue sets in (tiles slipping in multiple areas), a full re-roof is more cost-effective than repeated patch repairs.
How long does a new roof last?
Concrete tiles typically last 50–60 years, natural slate 80–100 years, EPDM flat roofs 20–30 years, and GRP fibreglass 25+ years — all assuming professional installation and basic annual maintenance.
Do I need planning permission for a new roof?
Like-for-like re-roofs are permitted development and don't need planning. Changing material (e.g. tile to slate), raising the ridge, or adding dormers/rooflights usually does — we'll flag this in the quote.
Can I get help paying for a new roof?
Bolton Council's Home Improvement Loan scheme and the ECO4 grant scheme can contribute toward roofing work alongside insulation upgrades for eligible homeowners. We can point you at the right scheme during the survey.
Get a fixed written quote
Every roof is different. The fastest way to get an accurate figure for your property is a free 30-minute survey — we'll measure, photograph, and email a fixed written quote within 48 hours.
Already had storm damage? See our emergency storm damage repair page.
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