Need this sorted?
Need help with roof replacements? Get a quote from Rowan Roofing.
Why prices online rarely match your house
Websites that list a single figure per square metre are averaging together bungalows, terraces, tenements and detached villas. Two homes on the same street can need very different work because one has a simple gable roof and the other has hips, valleys, dormers and a chimney stack. The list below is what actually moves a quote up or down.
1. The size and shape of the roof
Area matters, but shape matters almost as much. Every hip, valley, dormer cheek and change of direction needs cutting, extra materials and careful weathering. A plain rectangular slope is quicker to strip and cover than a roof broken up by junctions, so a smaller complicated roof can cost as much as a larger straightforward one.
2. The covering you choose
Natural slate, concrete or clay tiles and flat roof systems all differ in material cost, weight and the time they take to lay. Slate is fixed piece by piece and is slower work; interlocking tiles cover ground faster. Our slate versus tile guide goes into the practical differences. On listed buildings or in conservation settings the choice may be limited to matching the existing roof.
Roof replacements
- Old coverings removed section by section.
- Inspection of rafters and sarking boards, with new underlay and battens.
3. Access and scaffolding
Working safely at height is not optional. The height of the building, how close neighbouring properties are, whether there is room for scaffolding on the ground and whether a road or shared path is affected all change the setup. A single-storey extension is very different from a three-storey stone house with a steep pitch.
4. What is under the covering
The condition of battens, felt or membrane, sarking boards and roof timbers only becomes fully clear once the old covering is lifted. Rotten boards on a flat roof or damp timber around a leaking valley add work. A good survey flags likely problems in advance, and a clear quote should say how any unexpected damage would be handled before work begins.
5. Chimneys, lead and roofline
Chimney stacks, lead flashings, valleys, roof windows, gutters, fascias and soffits are all separate pieces of work that can be included or left out. Renewing lead around a chimney while the scaffold is already up is often sensible, but it is still extra scope. We list these items separately so you can see what you are paying for.
6. Insulation, ventilation and waste
Replacing a roof is a good moment to consider insulation and ventilation, and on some jobs building regulations will require it. Stripping and disposing of old materials also takes labour and skip space. These are real costs that cheap quotes sometimes leave out.
How to compare quotes fairly
Put quotes side by side and check they describe the same job: the same covering, the same treatment of chimneys and lead, the same allowance for timber and the same tidy-up. A lower figure that omits scaffolding or waste removal is not cheaper in the end. Ask each roofer what happens if they find hidden damage.
Flat roofs and chimneys
This page concentrates on pitched roofs. Flat roofs have their own cost drivers, such as the deck, insulation and outlets, covered in our flat roof replacement cost guide. Taking down or rebuilding a chimney is a separate decision again, explained in our chimney removal cost guide.
Smaller jobs have a pricing logic of their own. If you only need a fault put right, our guide to roof repair cost explains what changes the figure for a repair.
Speak to a family roofing firm
Rowan Roofing is family-run, based in Cardenden, Fife, with 16 years trading under our own name and over 50 years of roofing experience in the family. We cover Edinburgh, Perth and Dundee and will travel up to 50 miles for the right job. If the cost of roofing work is on your mind, we are happy to look at the roof and put our advice in a written quote.
Call 07508 571291 on weekdays from 7:30am to 6:00pm or Saturday mornings from 8:00am to 12:00pm, or send the details through our contact page.
Want a professional to handle it?
Frequently asked questions
How much is a new roof?
There is no single figure, because the cost depends on the roof's size and shape, the covering chosen, access and scaffolding, the condition of the timbers underneath and whether chimneys, lead or roofline work are included. We explain each factor after seeing the roof and put the proposed work in a written quote.
How is a roof replacement quote worked out?
We start with a survey of the whole roof, including the loft where we can reach it, to see the covering, structure and any problem areas. The quote then sets out the covering, the treatment of ridges, valleys and chimneys, scaffolding and access, insulation or ventilation if agreed, and the clear-up, so you can see exactly what the figure covers.
Can you give me a price over the phone?
We can talk through the job and what might be involved, but a firm figure needs a look at the roof. Guessing helps nobody.
Is repair always cheaper than replacement?
For the job in front of you, usually yes. Over several years, repeated repairs on a worn-out roof can add up, which is when a replacement is worth discussing.
Why don't you publish a price per square metre?
Because shape, access, covering and the condition underneath change the work so much that a single figure would mislead more homeowners than it helped.
What does a roof repair cost compared with a new roof?
A repair is priced on the specific fault, its position and the access needed. A new roof is priced on the whole roof. We explain both in writing after an inspection.
Will my quote list chimneys and lead separately?
Yes. We set out chimney, lead and roofline items separately so you can see what is included.
Need it sorted?
If you already know a new roof is the right call, book a roof replacement quote and we will arrange a survey, or use the contact form to tell us about the property.
A chimney quotation needs its own breakdown: our chimney repair cost guide explains the difference between work on the stack and on its roof junction.
Related services
Covering Edinburgh, Perth and Dundee.