Roof Replacements London

My name's John Quilligan. A full roof replacement is one of the biggest jobs a homeowner will ever pay for on their property, and it's also one of the easiest to get a wildly inconsistent quote on — two roofers can look at the same roof and come back thousands of pounds apart, and both numbers can be genuine.

The difference usually comes down to what's actually included, not just who's cheaper.

We give you a written quote after an on-site survey, not a number guessed from a photo or a phone call.

It tells you exactly what's covered — scaffolding, materials, leadwork, disposal — so nothing shows up as a surprise extra once the old roof's already off.

Every new roof we install is backed by a 25-year guarantee, and as CORC members, we also offer insurance-backed protection on top of that — meaning the guarantee holds independently of us, not just on our word.

1. Scaffolding Goes Up Full scaffolding erected around the property, giving our team safe access to every part of the roof for the entire job.

2. The Old Roof Comes Off Tiles or slates are stripped back to the timber, exposing the structure underneath so we can see exactly what we're working with.

3. Timbers Inspected and Repaired Rafters, battens, and boards are checked for rot or damage, and anything compromised is replaced before a new covering goes on.

4. Felt, Battens, and Insulation Fitted A new breathable membrane and battens are laid to current Building Regulations standards, upgrading insulation where the job requires it.

5. New Roof Covering Installed Your chosen tiles or slates are laid to a precise, weatherproof standard, matched to the property and the materials agreed in your quote.

6. Leadwork, Ridge, and Verges Finished Flashing, ridge tiles, and verges are completed and sealed — the details that determine whether a roof survives its first bad winter.

7. Scaffolding Removed, Site Cleared Scaffolding comes down, the site is cleared of all waste and debris, and your new roof is signed off and guaranteed.

Most standard pitched roof replacements on a typical semi run 5-10 working days from scaffolding going up to coming down, weather permitting.

Natural slate — the traditional choice for period South London terraces, and the one conservation areas often require. Heavier, more skilled to lay, and longer-lasting than almost anything else available; a well-laid slate roof can outlive the house it's on.

Concrete or clay tile — the standard choice for 1930s semis and most non-period South London and Surrey homes. More affordable than slate, widely available, and a strong balance of cost and lifespan for a typical family home.

Flat roof systems — EPDM rubber, GRP fibreglass, or felt, most common on extensions, dormers, and garages rather than a main house roof. Each has a different lifespan and price point — see our dedicated [Flat Roofing] page for that comparison specifically.

We'll talk you through which one actually suits your property during the survey, rather than pushing whichever material carries the best margin.

How do I know if I need a repair or a full replacement? If damage covers more than roughly 30% of the roof, there's daylight through the boards from the loft, the timbers are compromised, or a roof has already had three or more repairs in the same spot, replacement is usually the more sensible spend. See the section above for the full detail — and we'll give you a straight answer during the free survey either way.

Why do quotes vary so much between roofers? Mostly because of what's included. Scaffolding, leadwork, waste disposal, and structural timber contingency are all genuinely variable costs that some quotes bury and others state upfront. Always check exactly what's covered before comparing two numbers as if they're the same job.

How long does a full roof replacement actually take? 5-10 working days for a standard pitched roof on a typical semi, from scaffolding going up to coming down — weather can shift this, and we'll keep you updated throughout rather than leave you guessing.

Will you tell me if my existing roof can be repaired instead? Yes. We're not paid more for recommending the bigger job, and a straight answer that saves you money is worth more to us long-term than a sale that doesn't.

Do I need planning permission for a new roof? Almost never for a like-for-like replacement. The main exception is listed buildings or conservation areas — we'll flag this during your survey if it applies.

What happens if rot is found once the old roof is stripped? We'll show you what we've found, explain what it means, and give you a clear price before doing anything further — never an unexplained charge added to the final bill.

Material choice moves this number more than almost anything else, which is why we won't give you one blended figure and call it honest.

Concrete or clay tile re-roof on a standard London terrace or semi typically runs £7,000-£12,000, including scaffolding. Larger or more complex rooflines — hips, multiple dormers, several chimneys — sit toward the top of that range or above it.

Natural slate re-roof on the same property typically runs £10,000-£16,000 — heavier material, more skilled labour, and often required if you're in a conservation area.

Full replacement including new structural timbers and an insulation upgrade — where the old roof reveals rot or damage once stripped, or the job includes bringing insulation up to current Building Regs standards — typically runs £13,000-£20,000. This is the number that gets missed on a lot of quotes, because it's invisible until the roof's actually off.

Flat roof replacement (garage, extension, or dormer) typically runs £2,800-£7,000 depending on the system used — see our [Flat Roofing] page for the breakdown by material.

If structural timber repair is needed once the old covering comes off, that's genuinely impossible to quote for with certainty beforehand — it's invisible until the roof is stripped. We'll flag it the moment we find it, with a clear price before any further work starts, rather than an unexplained number on the final invoice.