How much does a new roof cost in Sussex and Surrey?

Below we explain what goes into the price, how the main options compare, and how to check that the quotes you receive cover the same work. If you want a firm number for your own home, call 01342 445004 and we will arrange a free survey.

What actually goes into the price of a new roof?

Every reroof quote is built from the same parts. Knowing them helps you see why two quotes can differ so much.

• Scaffold. Needed on almost every reroof for safety. Cost depends on the height of the house, access and how long it stays up.
• Stripping and disposal. Removing the old tiles, battens and felt, and taking them away legally.
• Timber repairs. Rotten rafter ends, sagging sections or damaged boarding found once the roof is open.
• Underlay and battens. A breathable membrane and new treated battens.
• Tiles or slates. The biggest variable. Concrete tiles are the most economical, clay and natural slate cost more.
• Fixings. Modern standards require tiles to be mechanically fixed, and ridges, hips and verges to be fixed mechanically rather than relying on mortar alone.
• Lead and details. Flashings to chimneys, walls and valleys, plus dry or mortar bedded ridges.
• Roofline. Many homeowners replace fascias, soffits and gutters while the scaffold is up.
• Labour. Steep pitches, complex shapes and difficult access all take longer.

Which roof covering should you choose?

As a guide, a full reroof on a typical three bedroom semi in the South East usually costs between £8,000 and £12,000 in concrete tiles, between £11,000 and £16,000 in clay tiles, and between £14,000 and £20,000 in natural slate, including scaffold, stripping and disposal. Terraced houses are typically from £6,000, and larger detached homes usually start from around £12,000 and rise with size and complexity. Scaffold on its own commonly accounts for £700 to £1,300 of that. Your exact price is confirmed in writing after a free survey.

Why do quotes for the same roof vary so much?

Quotes vary because they often describe different jobs. One may include scaffold, all new battens, a breathable membrane, mechanically fixed ridges and new lead, while another leaves some of this out or reuses old materials. When comparing quotes, ask:

1. Is scaffold included, and for how long?
2. Are all battens and underlay new?
3. Which tile or slate, by make and name?
4. Are ridges, hips and verges dry fixed or mechanically fixed?
5. Is new lead included at chimneys and abutments?
6. Is there an allowance for rotten timber, and how is it priced?
7. Is waste disposal included?
8. What guarantee comes with the work, and is it in writing?

Do you need permission for a new roof?

Replacing a roof like for like on a house that is not listed usually does not need planning permission. Changing the covering to something that looks different, or work in a conservation area or on a listed building, may need permission or consent. Reroofing is also controlled under Building Regulations, which cover things like structural loading if the new covering is heavier. A good roofer will tell you what applies before you sign.

What about local houses in Sussex and Surrey?

Across East Grinstead, Crawley and the surrounding towns, roofs vary a lot. Older village houses and cottages often have steep clay tiled roofs with tile hanging. Interwar and postwar estates commonly have concrete interlocking tiles, many of which are now nearing the end of their life. In towns like East Grinstead with a historic centre, conservation rules can affect your choice of covering. We match the specification to the house and the street.

When is a repair enough, and when do you need a new roof?

If the problem is limited to a few tiles, a ridge or one flashing, a repair is usually the better value. If tiles are failing across the roof, the underlay has perished, or you are paying for repeat repairs, replacement makes more sense. See our guide on whether to repair or replace your roof.

When to call a roofer

How we price a new roof

1. A free survey, often with drone photographs
2. A clear written specification, line by line
3. A fixed price, so the number does not grow during the job
4. Any hidden timber issues photographed and agreed with you before work
5. A twenty year workmanship guarantee on completion

How does the shape of a roof change the cost?

Two houses with the same floor area can have very different roofs. A simple gable roof with two plain slopes is the quickest to strip and retile. Every extra feature adds cutting, leadwork and time:

This is why a quote based only on the size of the house is rarely accurate.

What does a reroof involve, step by step?

1. Scaffold goes up with edge protection and, where needed, a loading bay.
2. Old coverings are stripped one section at a time, so the house is never left open overnight.
3. Timbers are inspected. Rafters, wall plates and any boarding are checked, and repairs agreed with you.
4. Breathable membrane is laid and lapped correctly, with ventilation planned at the eaves and ridge.
5. New treated battens are fixed at the gauge the chosen tile needs.
6. Tiles or slates are laid and fixed to the manufacturer’s fixing specification.
7. Leadwork and details go in at chimneys, abutments and valleys.
8. Ridges, hips and verges are mechanically fixed, dry or mortar bedded to suit the house.
9. Roofline and gutters are fitted or refitted, then the site is cleared and scaffold removed.

Should you choose clay, concrete or slate?

Each covering has a place. Concrete interlocking tiles are economical and quick to lay, which keeps labour down on larger roofs. Clay plain tiles give the warm, varied colour seen on traditional houses across the Weald, and they suit cottages and older homes in and around East Grinstead. Natural slate is lighter than concrete and gives a sharp, neat finish on Victorian terraces and villas. Fibre cement slates offer a slate look at lower cost, though they do not age in the same way as natural slate.

Weight matters too. If you swap a lighter covering for a heavier one, the roof structure should be checked by someone qualified. We raise this at the survey rather than after the scaffold is up.

What extra costs can appear during a reroof?

Most surprises come from what is hidden under the old tiles. The most common are:

• Rafter ends rotted where gutters have overflowed for years
• Wall plates damaged by damp at the eaves
• Old repairs that used the wrong materials
• Chimney brickwork that needs repointing once it is exposed
• Asbestos in an old felt or soffit board, which must be handled safely

We photograph anything unexpected and agree the cost with you before doing extra work. Nothing is added without your say so.

Is a new roof worth the money?

A well built new roof stops repeated repair bills, protects the timbers and ceilings, and lets you improve ventilation and insulation at the loft level. It can also help when you come to sell, because buyers and their surveyors look closely at the roof. The right moment is usually when repairs are no longer keeping the roof dry for long, not when the first tile slips.

How do East Grinstead and Crawley roofs differ?

In East Grinstead, many homes sit on high ground and take the full force of westerly weather, and there is a lot of clay tile and tile hanging on older properties. Crawley has a large stock of New Town houses with concrete tiles that are reaching the point where full replacement makes more sense than patching. Both towns have conservation areas where changing the look of a roof may need permission, so we check before recommending a covering.

Frequently asked questions

Get a fixed price for your new roof

Find out more about new roofs and reroofs, or see our local pages for roofers in East Grinstead and roofers in Crawley. For your free survey call 01342 445004, WhatsApp 07939 862 818, or request a quote online.