Reroofing a house is one of the most important home improvement projects you may undertake. A strong roof protects your home from rain, wind, snow, and storms. It also improves energy efficiency and boosts property value. But the main question every homeowner asks is: How much does it cost to reroof a house?
The answer depends on several factors including materials, roof size, labour costs, and the condition of the old roof. Understanding these factors helps you plan a realistic budget and avoid unexpected expenses.
It explains everything you need to know about reroofing costs, what affects the price, and how to make the best decisions for long-lasting results.
What is the Basics of Reroofing?
Before discussing costs, it is important to understand what reroofing actually means. Reroofing involves replacing old tiles, shingles, or other roof materials with new ones. In many cases, roofers also inspect and repair the underlying structure to ensure safety and durability.
Why Reroofing Is Necessary
A roof may need replacement because of:
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Old age
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Water leaks or damp
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Missing or broken tiles
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Storm damage
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Sagging roof structure
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Improving insulation or appearance
A damaged roof can lead to mould, rot, and structural issues, so reroofing is often essential rather than optional.
Factors That Affect the Cost of Reroofing
The total cost to reroof a house varies widely. To understand the price, you must know the key factors that impact it.
1. Roof Size
The larger the roof, the more materials and labour required. A small terrace house will cost much less to reroof compared to a large detached home.
2. Roof Design and Complexity
Roofs come in different shapes and slopes. A simple, flat design is cheaper to reroof, while roofs with hips, valleys, dormers, chimneys, or skylights require more work and increase labour costs.
3. Type of Roofing Material
Roofing materials vary in price, durability, and appearance.
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Asphalt shingles – budget-friendly
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Concrete tiles – mid-range and durable
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Clay tiles – stylish but more expensive
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Natural slate – high quality with a premium price
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Metal roofing – long-lasting but costly
Your choice will greatly influence the total cost.
4. Condition of the Existing Roof
If the old roof has major damage like rotten timbers, weak rafters, or damaged underlay, repairs must be done before reroofing. Additional repairs increase the total price.
5. Labour Charges
Labour is one of the biggest parts of the cost. Professional, experienced roofers may charge more, but they ensure quality work that lasts longer.
6. Scaffolding
Most reroofing projects require scaffolding for safety. The size and height of your house affect the scaffolding cost.
7. Waste Removal
Old tiles and underlay must be disposed of properly. Skip hire and waste removal costs are usually included in the quote.
Typical Cost Range for Reroofing
While prices vary depending on location and roof type, here is a general idea of typical reroofing costs.
Cost by Roof Size
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Small house: Lower material and labour use, therefore cheaper
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Medium house: Moderate cost with average roof size
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Large house: Higher cost due to more materials and work required
Each home type has its own cost structure.
Cost by Material Type
Some materials are affordable, while others are premium:
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Asphalt shingles – lowest cost
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Concrete tiles – moderate
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Slate – high-end
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Clay tiles – expensive but long-lasting
Choosing a material depends on your budget, home style, and weather conditions.
Reroofing Methods and Their Costs
There are two main reroofing methods:
Overlay Method
This involves placing new materials over the old roof.
Pros: Cheaper and faster
Cons: Only suitable if the old roof is in good condition
Full Roof Replacement
This removes the old roof completely.
Pros: Long-lasting results, allows inspection of roof structure
Cons: More expensive
Most homeowners choose full replacement for better durability.
Additional Costs to Consider
Sometimes, the basic reroofing price does not include everything. Here are extra costs you may need to keep in mind:
Upgrading Roof Insulation
Adding or improving insulation can reduce energy bills and make your home more comfortable.
Replacing Gutters, Fascia, and Soffits
Reroofing is a good time to upgrade these parts because roofers already have access.
Chimney and Flashing Work
Damaged flashing or chimney pointing increases the cost but is essential for preventing leaks.
Asbestos Removal
If your old roof contains asbestos, removal must be handled by specialists, which increases the price.
Why Reroofing Is a Worthwhile Investment
Many homeowners hesitate due to cost, but reroofing offers long-term benefits.
Improves Property Value
A new roof makes your home more attractive to buyers and increases resale value.
Enhances Safety
A strong roof protects your home from leaks, mould, and structural issues.
Boosts Energy Efficiency
Modern roofs and insulation help maintain temperature and reduce heating bills.
Improves Appearance
A new roof gives your home a fresh, clean, updated look.
How to Reduce Reroofing Costs
While reroofing can be expensive, there are ways to manage the cost.
Compare Multiple Quotes
Request quotes from several reputable roofing companies. This helps you find a fair price and understand market rates.
Choose the Right Materials
Pick materials that suit your budget but still offer durability.
Schedule Work During Off-Peak Seasons
Some companies offer discounts during quieter months.
Maintain Your Roof Regularly
Regular inspections, cleaning gutters, and replacing broken tiles early can prevent huge expenses later.
What to Look for in a Roofing Contractor
Choosing the right roofer is important for getting quality work.
Check Experience
A company with years of experience is more reliable.
Read Reviews
Look at customer feedback and ratings.
Ask for Insurance
Make sure the roofer has public liability and worker insurance.
Get a Written Quote
A detailed quote helps you understand all costs clearly.
Warranty and Guarantee
Professional roofers provide guarantees on both materials and workmanship.
Signs That You Need a New Roof
Before deciding to reroof, look for these signs:
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Missing or cracked tiles
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Leaks or water stains inside the home
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Sagging roof structure
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Excessive moss growth
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Poor insulation
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Age over 20–30 years (depending on material)
If you notice any of these problems, it may be time for a roof replacement.
Step-by-Step Process of Reroofing
Understanding the reroofing process helps you know what to expect.
1. Roof Inspection
Roofers examine the structure and identify any damage.
2. Removal of Old Materials
Old tiles, shingles, and underlay are removed.
3. Structural Repairs
Damaged rafters, battens, or timbers are repaired.
4. Installing New Underlay
A breathable membrane is installed to protect against moisture.
5. Fitting New Roofing Materials
New tiles or shingles are installed carefully.
6. Finishing Ridge and Flashing
Ridge tiles, valleys, and flashing are fixed to ensure waterproofing.
7. Final Inspection
Roofers check their work for safety, strength, and proper installation.
Final Thoughts
Reroofing a house may seem expensive, but it is one of the most important investments for your property. The cost depends on material type, roof size, labour, repairs, and additional upgrades. By understanding what affects the price, you can plan your budget, choose the right contractor, and ensure a high-quality job.
A new roof strengthens your home, improves appearance, increases energy efficiency, and adds value. With proper planning and professional installation, your new roof can last for decades and protect your home from all weather conditions.