If you’re thinking about getting a new roof, you’re probably wondering how much it’s going to set you back. In reality, the price depends a lot on the type of roof you’re having done, how big the place is, and what materials you’re using.
In the Gainsborough area, most homeowners we deal with are either replacing old pitched roofs or sorting out ageing flat roofs on extensions and garages. But we also get jobs for small commercial units, shops, and even the odd council property needing a full replacement.
Roof Type and Size Makes a Big Difference
Let’s start with the basics. Most new roofs are priced per square metre. On average in the UK, you’re looking at:
- Pitched roofs: £150 to £220 per m²
- Flat roofs: £90 to £140 per m²
So, for a typical 3-bed semi with a 90 m² pitched roof, you’re talking roughly £13,500 to £19,800 all-in. A flat roof on a garage might only be 20 m², costing somewhere between £1,800 and £2,800.
For bigger buildings like offices or commercial units, the cost per metre might be a bit less due to scale, but you’re still looking at a much higher overall price due to the size.
Council Properties and Help With Costs
If you live in a council-owned home or housing association property, roof replacements are usually covered by the landlord. But if you’re a leaseholder or part of a shared ownership scheme, you might have to pay a chunk yourself.
There aren’t many grants for private homeowners these days, but it’s worth checking the Government’s support pages or with your local council. Occasionally there are energy efficiency schemes or help for low-income households that include roof works.
What Affects the Price?
There’s more to it than just the square metres. Here’s what pushes the cost up:
- Materials: Clay tiles are pricier than concrete. Slate costs more again. For flat roofs, GRP fibreglass is dearer than felt.
- Scaffolding: If access is tricky or the roof’s high, scaffolding can add a few grand.
- Roof shape: Hips, valleys, dormers all mean more work.
- Waste removal: Stripping off old tiles or felt, and hiring skips, adds to the job.
Usually, the most expensive part is the labour and materials for the covering itself. On pitched roofs, that means the tiles or slates. On flat roofs, it’s the waterproofing system. Scaffolding is often the next biggest cost.
Best Roof for Your Money
If you’re wondering what gives the best value long term, that depends on the building and budget. We’ve written a separate guide on the best roofing options for your money that breaks it down by lifespan, cost, and maintenance needs.
What to Do Next
If your roof’s seen better days, it’s worth sorting it before it starts causing damage. Water getting in can ruin insulation, ceilings, and cost a lot more to fix.
We handle new roofs all over Gainsborough and the nearby villages. Whether you need a full strip and replace or just want to go over the old structure, we’ll give you straightforward advice and fair pricing.
Not sure if it needs a full re-roof? You might just need a roof repair. Either way, give us a call and we’ll take a look.
And if you want to check proper roofing standards and regs, the NFRC is a good place for solid UK-based advice.
Prices correct as of 2025 and based on average figures across the East Midlands. Always get a written quote for your specific job.