Things to know
Scaffolding is one of the few roofing costs that can genuinely run over the original estimate, so give it its own line instead of folding it into labour. If the hire period extends because of weather or a bigger-than-expected scope of works, a separately-priced scaffolding line makes that extra cost visible and defensible. It doesn't just look like an unexplained increase to the total.
A re-roof quote should separate materials warranty from workmanship warranty, because they cover different failures and often run for different lengths of time. Twenty years on materials with ten years on your labour is a completely standard split. Stating both numbers clearly builds more trust than a vague "fully guaranteed," which customers increasingly read as a sign a contractor hasn't thought it through.
Public liability insurance and Working at Height training are worth a one-line mention in the notes. Most customers won't ask, but the ones comparing several quotes will notice which contractor mentioned it. On a job where the physical risk is obvious to anyone watching, a small trust signal like this often matters more than being the cheapest number on the table.
Disposal and skip hire is easy to underquote if you're estimating from memory instead of the actual volume of old tiles, felt, and battens a re-roof produces. Price it as its own line, sized to the roof area. That avoids the awkward mid-job conversation about a second skip that wasn't in the original number.
Typical roofer line items and UK prices
Indicative ranges, excluding VAT. Rates vary by region (London and the South East run higher) and by job size.
| Item | Unit | Typical range |
|---|---|---|
| Scaffold, 3-bed semi (front + rear, up to 4 weeks) | per job | £800–£1,600 |
| Re-roof, concrete tiles incl. membrane + battens | per m² | £70–£120 |
| Replace slipped or broken tiles (small repair) | per visit | £150–£350 |
| Re-bed ridge tiles (mortar) | per linear metre | £25–£50 |
| Dry ridge system | per linear metre | £40–£70 |
| EPDM flat roof (garage, ~15m²) | per job | £900–£1,600 |
| Fascia, soffit + guttering (uPVC) | per linear metre | £60–£120 |
| Skip + waste removal | per job | £250–£450 |
Common roofer jobs and how to price them
- Full re-roofs
- Fixed price with scaffold, strip, materials and labour itemised, plus a per-m² rate for any rotten decking or rafters found.
- Repairs and slipped tiles
- Call-out plus fixed price, with access equipment stated.
- Flat roofs
- Fixed price by system (EPDM, GRP, felt) with the guarantee length.
- Roofline (fascias, soffits, gutters)
- Per linear metre including removal of old boards.
Regulations and certificates to reference
- Building Regulations (re-roofing) — replacing more than 25% of a roof covering usually triggers Part L thermal upgrade requirements, and a heavier covering can need a structural check. Competent person schemes for roofers let you self-certify; otherwise building control fees apply.
- Work at Height Regulations 2005 — scaffold or edge protection is expected for most roof work. Scaffold is a line item, never an absorbed cost.
- Highways Act 1980 (scaffold licence) — scaffold or a skip on a pavement or road needs a council licence. Quote the licence fee or who is responsible for getting it.
- CDM Regulations 2015 — apply to domestic projects too; on a single-contractor job, you take on the client duties. Keep a short construction phase plan.
Payment terms roofers commonly use
- Re-roofs: deposit for materials and scaffold (often 25–35%), balance on completion and sign-off.
- Repairs: payment on completion; access hire may be paid upfront.
- Insurance work: invoice the customer, who claims from their insurer, unless the insurer appoints you directly.
Read more: Invoice payment terms explained · Payment methods to offer clients
VAT and CIS for roofers
VAT
Standard-rated at 20% once registered. Roof insulation installed in a home can qualify for the 0% energy-saving materials rate until 31 March 2027 — show insulation on its own line so it can be rated separately.
Construction Industry Scheme (CIS)
Roofing is a construction operation, so CIS applies when you work for a contractor. Scaffold hire with no labour is not, but scaffolding erection is.
General guidance, not tax advice — check your position with HMRC or an accountant.
Read more: Do I need to charge VAT on my invoices? · What must an invoice include? (UK legal requirements)
What this template includes
- Tiles, felt, battens, fixings broken out
- Scaffolding hire as a separate line
- Labour days × team size
- Waste skip / disposal
- Guarantee period in notes
Full guide
How to Start a Roofing Business as a Sole Trader
Frequently asked questions
Usually, if more than 25% of the roof covering is replaced. Thermal upgrade rules can then apply. Members of a roofing competent person scheme can self-certify; otherwise the customer pays building control fees.
As its own line covering erection, a set hire period and removal, with a weekly rate if the job overruns. Customers and insurers both want to see it separately.
Quote a provisional per-metre or per-m² rate for replacing decking, battens or rafters, confirmed with photos before you proceed.
Most roofers give a workmanship guarantee — often 10 years on a re-roof, shorter on repairs. Some flat-roof systems come with a manufacturer guarantee too. State both on the quote.
Include it as a separate line. Customers see it isn't hidden in your labour rate, and you're protected if the hire runs longer than planned.
Most roofers use 14-30 days. Tile and felt prices move with energy costs, so a shorter validity window is sensible. State it clearly in the quote.
Add a short note in Notes referencing your public liability and Working at Height training. Customers comparing quotes often pick the contractor who looks most professional, not just cheapest.
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