Last reviewed: 19 September 2026

Semi-detached roof replacement cost in the UK

For a typical 3-bed semi, RoofCost UK currently plans a full pitched replacement at about £6,500–£13,000 in concrete tiles and £11,000–£22,000 in natural slate. Those bands assume an ordinary two-storey house and a scaffolding allowance. A small gable at the low end is not the same job as a hipped roof with two chimneys.

Typical 3-bed semi planning ranges

Whole-job figures below are the same illustrative bands used on the new roof cost overview for a 3-bed semi (about 60–90 m² of covering). They are planning totals, not quotations.

Scaffolding for a semi-detached re-roof is treated separately in the calculator as about £650–£1,600, because a two-storey side elevation is not a bungalow hire.

No contact details required to see your estimate. Choose “semi-detached house” and, if you know it, the roof area rather than guessing from the number of bedrooms.

What is specific to a semi-detached roof

• Roof area of a 3-bed semi — more covering than a mid-terrace, less than most detached houses. Unknown area uses a 60–95 m² band, not a fake “65 m² exactly”.
• Hip versus gable — a pair of gables is the simple case. Hips on the exposed side add ridges, hips and more cuts.
• Exposed side elevation — the detached face needs scaffold in its own right, and parking on that side can extend hire.
• Valleys and chimneys — a rear wing or two stacks are common on older semis and do not show up in a bedroom count.
• Neighbour boundary — one elevation is shared. That is simpler than a terrace of chimneys, but still needs a civil conversation about access and waste.

Worked planning example

A homeowner enters: full pitched replacement, semi-detached, 80 m², concrete tiles, simple shape, scaffolding likely. The RoofCost UK calculator currently returns £7,600–£14,200 (midpoint about £10,900). That sits inside the published 3-bed semi concrete band. Adding “some complexity” for valleys or chimneys lifts the top of the same example to about £15,700.

Worked planning example from the RoofCost UK model — not a quotation for a named house.

What a semi-detached quote should include

Ask whether the written figure includes a full scaffold (not only the front), strip-off, skip, new underlay and battens, the covering, ridge and verge, flashing where the new work meets chimneys or the neighbour wall, and VAT. Side-access parking, a rear extension roof, and timber found on strip are the usual extras on a 3-bed semi.

Planning range versus a quote

The calculator range is an indicative planning estimate for the details you type in. A quote is a price for that semi: measured slopes, the exposed gable, and what is under the tiles. Compare this page with terraced house roof replacement costs if you are deciding between house types, or with cost per m² if you already have a measured roof area.