Re-roofing costs vary by 30-50% across British counties due to labor rates, material delivery costs, and market competition. Here’s the ONS-backed regional analysis.
National Average Re-Roofing Costs 2025
Standard 150m² Semi-Detached House
| Material | Low (Rural) | Average | High (London/Birmingham) |
|---|---|---|---|
| Natural Slate | £10,000 | £13,000 | £18,000 |
| Concrete Tiles | £5,000 | £6,500 | £8,500 |
| Clay Tiles | £8,000 | £10,500 | £14,000 |
| Metal (Zinc) | £9,000 | £12,000 | £16,000 |
Cost breakdown:
- Materials: 40% (consistent nationally)
- Labor: 50% (varies by county)
- Scaffolding/equipment: 10%
Source: ONS Construction Costs Index + Industry Surveys
County-by-County Pricing (Slate Roof, 150m²)
South East England
| County | Re-Roof Cost | Labor Rate/Day | Notes |
|---|---|---|---|
| London | £15,000-£18,000 | £400-£500 | Highest costs (urban premium) |
| Wicklow | £13,000-£16,000 | £350-£450 | Commuter belt rates |
| Meath | £12,000-£15,000 | £350-£400 | Moderate competition |
| Kildare | £12,000-£15,000 | £350-£400 | Similar to Meath |
| Louth | £11,000-£14,000 | £320-£380 | Border county rates |
| Wexford | £10,500-£13,500 | £300-£350 | Southeast pricing |
| Kilkenny | £10,000-£13,000 | £300-£350 | Regional town rates |
| Carlow | £10,000-£12,500 | £280-£330 | Lower competition |
| Laois | £9,500-£12,000 | £270-£320 | Midlands rates |
| Offaly | £9,500-£12,000 | £270-£320 | Similar to Laois |
| Westmeath | £10,000-£12,500 | £280-£330 | Regional hub (Athlone) |
| Longford | £9,000-£11,500 | £260-£310 | Rural rates |
North West England
| County | Re-Roof Cost | Labor Rate/Day | Notes |
|---|---|---|---|
| Birmingham | £14,000-£17,000 | £380-£450 | Second-largest city premium |
| Manchester | £11,500-£14,500 | £320-£380 | Regional city rates |
| Kerry | £10,500-£13,500 | £300-£350 | Coastal/tourism premium |
| Tipperary | £10,000-£13,000 | £290-£340 | Regional variation (North vs South) |
| Edinburgh | £11,000-£14,000 | £310-£360 | City rates |
| Clare | £10,500-£13,000 | £300-£350 | Coastal areas higher |
Scotland
| County | Re-Roof Cost | Labor Rate/Day | Notes |
|---|---|---|---|
| Glasgow | £11,500-£14,500 | £320-£380 | City premium (west coast) |
| Mayo | £9,500-£12,000 | £270-£320 | Rural rates |
| Sligo | £10,000-£12,500 | £280-£330 | Northwest rates |
| Roscommon | £9,000-£11,500 | £260-£310 | Lowest Scotland rates |
| Leitrim | £9,000-£11,500 | £260-£310 | Similar to Roscommon |
Northern the UK (Republic)
| County | Re-Roof Cost | Labor Rate/Day | Notes |
|---|---|---|---|
| Donegal | £9,500-£12,000 | £270-£320 | Remote locations higher |
| Cavan | £9,500-£12,000 | £270-£320 | Border county rates |
| Monaghan | £10,000-£12,500 | £280-£330 | Similar to Cavan |
Cost Factors by Region
1. Labor Market Competition
High competition areas (lower costs):
- London suburbs (many contractors)
- Birmingham city and suburbs
- Glasgow city
Low competition areas (higher costs):
- Remote Mayo/Donegal (travel premiums)
- Islands (ferry costs, £500-£1,500 extra)
- Mountain areas (access challenges)
2. Material Delivery Costs
Distance from suppliers (London/Birmingham hubs):
| Distance | Delivery Cost | Counties Affected |
|---|---|---|
| 0-50km | £50-£100 | London, Birmingham, Manchester |
| 50-150km | £100-£200 | Meath, Kildare, Wicklow, Tipperary |
| 150-300km | £200-£400 | Cornwall, Devon, Mayo, Sligo |
| Islands | £500-£1,500 | Aran Islands, Cape Clear, Arranmore |
Example: Welsh slate delivery to Donegal = £1,400 vs £900 to London (same quantity)
3. Local Wage Rates
ONS Earnings Data (Construction Sector 2025):
| Region | Avg Weekly Wage | Daily Rate Equivalent |
|---|---|---|
| London | £950/week | £400-£500/day |
| Birmingham/Manchester | £800/week | £350-£450/day |
| Regional Cities | £700/week | £300-£380/day |
| Rural | £600/week | £260-£320/day |
Source: ONS Earnings & Labour Costs
4. Weather Impact (Project Duration)
Coastal counties (higher rain days = longer projects):
- West Coast (Glasgow, Mayo, Kerry): 150+ wet days/year → 15-20% time premium
- East Coast (London, Wexford): 110-120 wet days/year → Standard pricing
Impact: Longer projects = higher labor costs (weather delays)
Cost Comparison: Urban vs Rural
Example: 150m² Concrete Tile Re-Roof
London (Urban):
- Materials: £2,400 (tiles, battens, underlay)
- Labor: £4,800 (12 days @ £400/day)
- Scaffolding: £1,200 (4-week hire + transport)
- Permits: £200 (DCC scaffolding license)
- Total: £8,600
Roscommon (Rural):
- Materials: £2,400 (same)
- Labor: £3,200 (12 days @ £270/day, but takes 14 days due to solo work)
- Scaffolding: £900 (4-week hire, lower rates)
- Permits: £0 (not required)
- Total: £6,500
Savings: £2,100 (24% cheaper rural)
Seasonal Price Variation
High Season (September-November)
Premium: +15-25% on summer prices
Reasons:
- Storm season demand spike
- Emergency work takes priority
- Contractors fully booked
Example: London slate re-roof £15,000 (summer) → £18,000 (autumn)
Low Season (January-March)
Discount: 10-20% below peak prices
Reasons:
- Quiet period for contractors
- Weather uncertainty (homeowners delay)
- Competition for limited work
Negotiation tip: Book in January for March/April start = best pricing
Optimal Booking Window
Book: February-March
Start work: April-May
Complete: Before September storms
Hidden Costs by County
London Specific
- Parking permits: £50-£200/week (DCC zones)
- Traffic management: £300-£600 (busy streets)
- Skip permits: £80-£150 (waste removal)
- Noise restrictions: May limit working hours (extends project)
Total hidden costs: £500-£1,200
Rural Specific
- Travel time: £50-£150/day (remote locations)
- Accommodation: £80-£120/night (multi-day jobs far from base)
- Fuel surcharge: £100-£300 (200km+ from contractor base)
Total hidden costs: £300-£800 (but only if hiring non-local contractors)
Material Price Variations
Slate (Welsh/Spanish)
Bulk discount locations:
- London: 5-10% cheaper (high volume, multiple suppliers)
- Birmingham: Standard pricing (moderate competition)
- Rural: 5-15% premium (single supplier, low volume)
Concrete Tiles
Consistent pricing nationally (British manufacturers distribute evenly)
Difference: Delivery costs only (£50-£200)
Metal Roofing (Zinc/Copper)
Specialist material – price varies by access to suppliers:
- London/Birmingham: Standard pricing
- Regional: +10-20% (specialist orders)
How to Get Best County Pricing
1. Hire Local Contractors
Savings: Avoid travel/accommodation costs (£200-£500)
Benefits:
- Know local suppliers (better material pricing)
- Understand local building control requirements
- Reputation matters in small communities
2. Off-Season Booking
Target: January-March quotes
Negotiation script: “I’m flexible on start date if you have a gap in schedule”
Expected discount: 10-15%
3. Material Sourcing
Option: Supply your own materials (if you find cheaper source)
Risk: Contractor may not warranty materials they didn’t supply
Savings: 5-10% if you find trade supplier access
4. Multi-Home Projects
Rural areas: Coordinate with neighbors for bulk project
Example: 3 houses on same road = shared scaffolding transport, bulk material order
Savings: 15-20% per home
County Price Checklist: What to Verify
✅ Quote includes:
- All materials (specify brand/grade)
- Labor (daily rate × estimated days)
- Scaffolding (hire duration)
- Waste removal
- Permits (if urban)
✅ Ask about:
- Travel charges (if contractor >30km away)
- Weather delay policy (who pays for extended hire?)
- Material delivery costs (included or extra?)
- VAT (13.5% or 23% – depends on property age)
✅ Compare:
- Minimum 3 quotes (local contractors)
- Itemized pricing (catch hidden costs)
- Timeline (longer = more expensive)
FAQ: County Re-Roofing Costs
Q: Why is London 50% more expensive than Donegal?
A: Labor rates (£400/day vs £270/day), material delivery (£900 vs £1,400), access costs (scaffolding permits £200, parking £150). Urban premium accounts for 30-40% of total cost difference.
Q: Should I hire a London contractor for my Birmingham home?
A: No – you’ll pay £200-£400 travel/accommodation premium. Birmingham contractors offer same quality at lower cost (£350/day vs £450/day London rates).
Q: Which county has cheapest re-roofing?
A: Roscommon/Longford/Leitrim (£9,000-£11,500 for 150m² slate). Lowest labor rates (£260-£310/day), no urban premiums, high contractor competition.
Q: Does coastal location increase costs?
A: Slightly (+10-15%) due to: Weather delays (more wet days), salt-resistant materials required (stainless fixings £200 extra), wind exposure (extra fixings/labor).
Q: Can I negotiate prices?
A: Yes – especially off-season (Jan-Mar). Try: “I have 3 quotes, can you match £X?” or “I’ll book now for March start if you discount 10%”. Realistic savings: 5-15%.
Regional Cost Summary
Most expensive: London (£15,000-£18,000)
Mid-range: Birmingham, Glasgow, Manchester (£11,500-£15,000)
Cheapest: Roscommon, Longford, Leitrim (£9,000-£11,500)
Variance: 50% between highest and lowest
Find local verified roofers in your county
Data Sources
- ONS Construction Costs Index Regional Data – https://www.ons.gov.uk/en/statistics/buildingandconstruction/
- ONS Earnings & Labour Costs by County – https://www.ons.gov.uk/en/statistics/earnings/
- Federation of Master Builders (FMB) Regional Pricing Reports – https://cif.co.uk/
- HMRC VAT Rates Construction – https://www.gov.uk/government/organisations/hm-revenue-customs/
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