Price guide

How much does it cost to re-roof a house in the Cotswolds?

Short answer

A full re-roof usually costs thousands of pounds. One Witney roofer gives about £10,000 as a rough average, and £5,000 to £20,000 for a slate roof. National guides give £6,500 to £20,000. A Cotswold stone roof can cost more. Prices vary; get at least three written quotes.

Updated 9 October 2026 · 3 min read · 10 sources

What local roofers say a new roof costs

Few local firms publish re-roof prices. Empire Roofing in Witney gives two rough figures on its website. It says the real cost depends on the roof size, pitch, structure and materials.

We found no local firm that publishes a price for a full Cotswold stone re-roof. Each stone roof is priced after a visit.

Re-roof prices published by a local roofer
Job	Price	Who publishes it
Full roof replacement, rough average	About £10,000	Empire Roofing, Witney
Slate roof, by size and slate type	£5,000 to £20,000	Empire Roofing, Witney

Prices published on the firm’s own website, checked 9 October 2026. The firm calls these rough estimates. They are not a quote for your roof. Sources: Empire Roofing Services (Oxford) Ltd, Witney: roof tiling, Empire Roofing Services (Oxford) Ltd, Witney: slate roofs.

National guide prices for a new roof

National guides give a wide range. The figures depend on what each guide includes. Some leave out scaffolding. Some include insulation.

Read the notes under each figure before you compare it with a quote.

National guide prices for a full re-roof (UK figures)
Roof	National guide price	Source
Semi-detached, simple gable, tiles, no scaffolding	£3,250 to £3,750	MyJobQuote
Semi-detached, hipped, tiles, no scaffolding	£4,250 to £4,750	MyJobQuote
Detached, hipped, tiles, no scaffolding	£5,250 to £5,750	MyJobQuote
Semi-detached, slate	£7,000 to £8,600	MyJobQuote
Detached, slate	£9,700 to £12,500	MyJobQuote
Re-roof, by size and complexity	£6,500 to £20,000	Homebuilding & Renovating
Three-bed semi, concrete tiles, with scaffolding and insulation	£10,000 to £15,000	Homebuilding & Renovating

National guide prices from MyJobQuote (pages updated 6 October 2026) and Homebuilding & Renovating (page updated 30 September 2025), checked 9 October 2026. These are UK figures, not Cotswold quotes. None is for Cotswold stone. Sources: MyJobQuote: new roof cost (national guide), MyJobQuote: slate roof cost (national guide), Homebuilding & Renovating: how much does a new roof cost (national guide).

Extra costs to plan for

A re-roof quote often leaves out some costs. Ask about each of these.

Extra costs on a re-roof
Item	Price	Source
Scaffolding, three-bed semi (national guide)	£1,200 to £1,800	Homebuilding & Renovating
Skip hire and waste (national guide)	£150 to £450	MyJobQuote
Stronger roof timbers for a heavier covering (national guide)	£1,000 to £3,000	MyJobQuote
Party wall agreement (national guide)	£700 to £1,500	MyJobQuote
Scaffold licence, Oxfordshire, first 7 days	£180, or £220 on a bus route	Oxfordshire County Council
Scaffold licence, Oxfordshire, each extra 7 days	£70, or £80 on a bus route	Oxfordshire County Council
Listed building consent application	No fee	Planning Portal

National guide prices from Homebuilding & Renovating and MyJobQuote, and official fees from Oxfordshire County Council and the Planning Portal, checked 9 October 2026. Gloucestershire and Wiltshire set their own scaffold licence fees. Ask the county council. Sources: Homebuilding & Renovating: how much does a new roof cost (national guide), MyJobQuote: slate roof cost (national guide), Oxfordshire County Council: scaffolding licence fees, Planning Portal: what it costs to apply.

Why a Cotswold re-roof can cost more

Old stone, old buildings and tight streets add time and cost. These are the main reasons.

Stone slate supply. New Cotswold stone slates are scarce. Reclaimed slates are sold one by one, and large slates cost much more than small ones.
Listed building consent. On a listed building, the council can ask for a like-for-like covering. A cheaper material may not be allowed.
Narrow streets. A scaffold on the road or pavement needs a licence. Some streets also need traffic control.
Access. Terraces with no rear access mean all materials and waste go through the front.
Bats. Old roofs often hold bat roosts. A bat survey may be needed, and work may have to wait.
Hidden timber damage. Rotten battens or rafters only show when the old covering comes off.

How to compare re-roof quotes

Prices vary; get at least three written quotes. Give each roofer the same brief.

Check that each quote lists the covering, the membrane, the battens, the leadwork, the scaffolding, the waste and VAT. Ask how the roofer will price any rotten timber they find.

Agree a payment plan in writing. Do not pay the full price before the work starts.

Questions

Do I need planning permission to re-roof?

Usually not for a like-for-like re-roof on an unlisted house. A listed building needs consent for changes. A change of material in a conservation area may need permission. Ask the council first.

How long does a re-roof take?

National guides say a small terrace takes 2 to 3 days and a typical semi or detached house 3 to 5 days, with tiles. Stone slate roofs take longer.

Does scaffolding need a licence?

Yes, if it stands on the road or pavement. In Oxfordshire the licence costs £180 for the first 7 days off a bus route. Other councils set their own fees.