Roof cost calculator.
Get an instant, indicative price for a new roof or re-roof in Scotland. Answer five quick questions and we'll show a realistic cost range, then book a free survey for an exact figure.
Indicative 2026 price for the options selected.
Indicative only. This is a budgeting guide, not a quotation. Hidden timber repairs, lead work, heritage materials, statutory notice and access all affect the final price. A free Ronald G Graham survey gives you an exact, fixed figure.
- Strip-out and disposal of the old covering
- New roof covering, underlay / sarking felt and battens
- Standard labour for a competent, qualified team
- Scaffolding / safe access (when selected)
- Standard ridge, verge and eaves detailing
- Hidden structural timber or full sarking renewal
- New lead flashings, valleys or chimney work beyond standard
- Heritage / conservation materials & specialist detailing
- Statutory notice administration and shared-roof apportionment
- Insulation upgrades, rooflights, solar or guttering renewal
How much does a new roof cost in Scotland?
A full re-roof in Scotland typically costs between £100 and £250 per square metre in 2026, depending on the covering you choose and the state of the roof underneath. Natural slate, the traditional choice across Edinburgh and the Lothians, sits at the top of that range because the material and the skilled slating labour both cost more. Concrete and clay tile are more affordable, and flat-roof systems are cheaper again per square metre.
For a typical Edinburgh semi-detached house, a full re-roof usually lands around £9,000–£18,000 including scaffolding. A terraced house is often a little less; a large detached property or a roof with multiple pitches, chimneys and heritage detailing can be considerably more. Repairs and partial works cost far less than a full replacement, which is why it's worth getting a roof properly surveyed before assuming it needs replacing.
Indicative roof cost by covering type
| Roof type | Typical rate (fitted) | Lifespan | Best for |
|---|---|---|---|
| Natural slate (pitched) | £150–£250 / m² | 80–150+ yrs | Heritage & traditional Edinburgh homes |
| Concrete / clay tile (pitched) | £100–£180 / m² | 40–75 yrs | Modern & suburban housing |
| EPDM rubber (flat) | £90–£150 / m² | 25–40 yrs | Extensions, garages, dormers |
| GRP fibreglass (flat) | £100–£160 / m² | 25–40 yrs | Seamless flat roofs, balconies |
| Felt / built-up (flat) | £70–£120 / m² | 15–30 yrs | Budget flat roofs & outbuildings |
Scaffolding typically adds £800–£1,800 to a domestic job and is required for almost all pitched-roof work. Complexity, such as chimneys, valleys, multiple pitches or heritage detailing, can add 20–50% to the labour. These figures are a 2026 guide for budgeting only; a free Ronald G Graham survey gives you an exact, fixed price for your specific roof.
Roof cost questions
How much does a new roof cost in Scotland?
As a 2026 guide, a full re-roof in Scotland typically costs £100–£250 per m² depending on the covering. Natural slate is around £150–£250/m², concrete or clay tile £100–£180/m², and flat-roof systems £70–£160/m². For a typical Edinburgh semi-detached house that usually works out at roughly £9,000–£18,000 including scaffolding. Complexity (chimneys, valleys, heritage detailing) and access push the figure higher. The only way to get an exact price is a free site survey.
Does the price include scaffolding?
Almost always, yes. Safe access is a legal requirement for most pitched-roof work, and scaffolding typically adds £800–£1,800 to a domestic job depending on the property height and how much of the roof needs to be reached. Our calculator and our quotations show scaffolding as a separate, clearly-stated line so you can see exactly what you are paying for.
How much is a flat roof replacement in Scotland?
A flat-roof replacement in Scotland is usually £70–£160 per m². EPDM rubber is around £90–£150/m², GRP fibreglass £100–£160/m², and traditional felt / built-up roofing £70–£120/m². A typical single-storey extension or garage roof of 15–25 m² therefore lands around £1,400–£4,000 fitted, before any structural repairs to the deck.
Is this roof cost estimate accurate?
It is indicative only. The calculator uses realistic 2026 Scotland per-m² rates to give a sensible budgeting range, but it cannot see your roof. Hidden timber or sarking repairs, awkward access, heritage materials, lead work and statutory notice requirements all affect the final price. Ronald G Graham gives every customer a free, no-obligation site survey and a fixed written quotation.
Want an exact figure?
A free, no-obligation survey gives you a fixed written price for your roof.