It's the first question every homeowner asks, and the honest answer is: it depends. But that doesn't mean you can't get a realistic idea of what to budget. Here's a straightforward breakdown based on our experience pricing hundreds of roofs across Kent, Medway, and South East London.
Flat Roof Replacement Costs
A flat roof replacement using a quality three-layer torch-on felt system (like the Fix-R 20 system we install) typically costs between £60–£95 per m² for the covering alone. Once you add in the strip, new decking (if needed), insulation for Building Regulations compliance, and all the detailing, a typical domestic flat roof of 15–25m² comes in at £2,500–£5,500 including VAT.
Single ply (EPDM/TPO) and GRP fibreglass systems sit at a similar or slightly higher price point, depending on the specification.
Pitched Re-Roof Costs
A full pitched re-roof — strip to rafters, new underlay, battens, and tile or slate covering — is a bigger job. For a typical 3-bed semi in Kent (around 60–80m² on slope), expect to pay:
Typical Pitched Re-Roof Pricing (2026)
So a full re-roof on a standard 3-bed semi typically falls between £15,000 and £30,000 including VAT and scaffolding, depending on the covering material, roof complexity, and whether any timber repairs are needed. Read our guide on signs your roof needs replacing to determine if yours is due.
What Affects the Price?
Several factors can push the cost up or down. The roof area is the obvious one, but the pitch angle, number of valleys and hips, chimney count, skylight details, access for scaffolding, and the condition of the existing timbers all play a role. A simple duo-pitch roof with one chimney is much cheaper per square metre than a complex hipped roof with dormers, multiple valleys, and three chimney stacks.
Why Cheap Quotes Should Worry You
If a quote is significantly cheaper than the others, ask yourself what's being left out. Common shortcuts include: not mechanically fixing every tile (which doesn't meet BS 5534), using cheaper underlay that doesn't meet the current standard, skipping counter-battens, not replacing lead flashings, and using sand-and-cement hip and ridge bedding instead of dry fix systems. These shortcuts save the installer money but cost you in repairs down the line.
What Should a Good Quote Include?
A proper roofing quote should be itemised and specific. You should see: strip and disposal costs, underlay and batten specification, tile/slate type and brand, fixing method (nailed, clipped, or both), ridge and hip system (dry fix to BS 8612), all leadwork and flashing details, scaffolding costs and hire period, guarantee terms, and a clear total including VAT. If you're getting a one-line quote that just says "new roof — £12,000", that's a red flag.
Get a Free Quote from Ikon Roofing
We provide free, no-obligation inspections and detailed, itemised quotes across Kent, Medway, and South East London. Every installation comes with our 15-year workmanship guarantee and 10-year insurance-backed protection. Call us on 01634 907 024 or request a quote online.