Ely Roofers installs new roofs in Girton for homeowners replacing an end-of-life covering or roofing a new extension, with clear, honest pricing from the outset.
Cost is the question most homeowners ask first, and it is a fair one. A new roof is a significant investment, and the range of prices quoted by different roofers for what sounds like the same job can be confusing. The reason for the variation is almost always in the detail: different materials, different specifications, and different assumptions about what the job will involve. Understanding what drives the cost helps you compare quotes properly and avoid being misled by a low number that excludes work you actually need.
As a general guide, a full roof replacement on an average semi-detached house in the UK typically costs between £5,000 and £12,000 installed. That range is wide because the factors below can each move the final figure substantially.
The roofing material is usually the single largest cost variable on a pitched roof.
For flat roof sections - common on extensions - the two systems most often used are traditional torch-on mineral felt and EPDM rubber. EPDM (ethylene propylene diene monomer) is a single-ply rubber membrane that is bonded to the deck and handles standing water and frost well. Flat roof installation costs typically run from around £60 to £100 per square metre depending on the system and the complexity of the detailing at edges and outlets.
The area of your roof is measured in square metres, but the actual surface area is larger than the footprint of the house because of the pitch angle. A steeper pitch increases the surface area, uses more materials, and takes longer to tile safely. A shallow-pitch roof of 20 to 25 degrees will come in at a lower material cost than a steeply pitched Victorian-style roof at 40 to 45 degrees covering the same house footprint.
Complex roof shapes with multiple hips, valleys, dormers or chimney stacks also cost more. Every hip and valley requires additional cut tiles and leadwork. A simple gable-ended roof with one ridge line is quicker and cheaper to cover than an L-shaped or T-shaped plan with internal valleys.
Safe access scaffolding is a fixed cost on any new roof and is sometimes listed separately in quotes. For a standard semi-detached or detached house, scaffolding typically adds £800 to £1,500 to the project cost. Some roofers include it in their overall price; others quote it separately. Make sure any quote you receive specifies whether scaffolding is included, because a quote that excludes it will look cheaper than it actually is.
The scaffold will typically need to stay up for the duration of the roofing work, including the leadwork and fascia replacement if that is being done at the same time. It is sensible to agree in advance how long the scaffold is expected to be on site.
On a replacement roof, what is found beneath the old covering can significantly affect the final cost. Once tiles are stripped, it is common to find rotten rafter ends, a decayed ridge board, or battens that are too degraded to reuse. Structural repairs must be carried out before new tiles go on, and this work is not always possible to price precisely until the old covering is off.
A responsible quote will flag this as a potential additional cost and set out how the variation will be priced if structural work is needed. Be cautious of any quote that promises a fixed price on a full stripping job with no provision for structural findings, as it may simply mean the roofer will absorb the cost by using substandard materials elsewhere.
The underlay and battens beneath the tiles are not visible from outside but matter significantly to the performance of the roof. Modern breathable underlay allows moisture vapour to pass through rather than trapping it in the roof void, which reduces condensation-related damage to the structure over time. It costs a little more than impermeable felt but is now standard practice on a quality installation.
Batten size is specified in BS 5534 (the British Standard for slating and tiling). The correct batten section for the tile being used and the rafter spacing must be used; undersized battens are a false economy. Treated timber battens are standard and should be confirmed in your quote.
Any new roof that includes a chimney stack, a dormer, a party wall junction or an abutment against a vertical surface will need lead flashings. Lead is priced by the tonne and the cost of code lead has risen in recent years. On a straightforward gable-ended roof with no chimney, lead costs are limited to the ridge and perhaps some valley work. On a roof with a large stack and multiple abutments, the lead cost is a meaningful line item.
Valleys are a particular detail to clarify in your quote. Formed in lead, they require more material and time than a simple open plastic trough valley, but they generally give a better long-term result. Ask your roofer how valleys will be formed and whether that is included in the quoted price.
A new roof is the natural point to replace fascia boards, soffits and guttering, because the scaffolding is already in place. Including this work at the same time avoids the cost of erecting scaffold again a year or two later. UPVC fascias and soffits are the standard replacement material; they require no painting and do not rot. A typical three-bedroom house fascia and soffit replacement adds roughly £1,500 to £2,500 to the project, depending on the linear run and whether any structural boarding behind the fascia needs attention.
Ridge tiles and hip tiles have traditionally been bedded in mortar. Mortar can crack in frost, and repointing blown mortar on a ridge is one of the most common minor roofing jobs. Dry-fix systems use mechanical clips and a ventilated ridge system to hold ridge and hip tiles without mortar. They are more expensive to install initially but avoid the long-term mortar maintenance issue. Many roofers now use dry-fix as standard; confirm which approach is included in any quote you receive.
When comparing prices for a new roof in Girton or any of the nearby areas, check that each quote covers the same scope. A useful breakdown will include:
If a quote does not address each of these items, ask the roofer to clarify before you accept it. Two quotes for the same house can look very different on paper but be for quite different scopes of work.
Extension roofs are often a smaller job than a full house re-roof, but they carry their own cost considerations. A single-storey flat-roof extension will typically cost £3,000 to £6,000 depending on size and the system used. A pitched extension roof that needs to match the main house adds the cost of sourcing a compatible tile, which can be difficult and therefore more expensive when the existing roof uses discontinued or handmade clay tiles.
The junction between the extension roof and the main house wall is the critical detail. Getting the abutment flashing right takes time and skill; a poorly detailed junction is the most common source of leaks on extension roofs. This is not an area where cost-cutting makes sense.
We install new roofs in Girton and across the wider area, including Ely, Cambridge, Sutton, Wilburton, Soham and Littleport. If you are planning a new roof or extension roof and want a clear, itemised price, call us to arrange a survey so we can give you an accurate figure based on your actual roof.
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Storm damage, active leak, damaged ridge - we aim to be on-site within 24 hours.
