If you are researching a new roof for your Kent home, the first question is usually "what will it cost?" The honest answer is that there is no reliable flat square-metre rate we can quote online, because two roofs of the same area can differ substantially once pitch, access, the covering and the condition of the timbers are taken into account. This article explains the factors that genuinely affect the price so you can understand what goes into a written quotation.
We provide written quotations only after a roof inspection, because pricing a roof accurately means seeing the covering, the structure and the access. What follows is a guide to the variables, not a price list.
Why a fixed online price is misleading
A roof that needs full strip, timber repairs, new leadwork and scaffolding on a steep pitch will cost meaningfully more than a straightforward re-tile on a low bungalow with good access. Quoting a single rate per square metre ignores that difference entirely, which is why we do not publish one. You can read more about our approach on the new roofs page.
The factors that affect a new roof cost
1. Size and pitch
A larger roof uses more materials and takes more labour, but the per-square-metre rate can be slightly lower on bigger areas because setup costs are spread. Pitch matters too — a steep roof is slower and needs more safety measures than a low-pitch one.
2. Tiles or slates
The covering you choose is one of the biggest variables. Concrete interlocking tiles are cost-effective; clay tiles and natural slate are more expensive but longer-lasting and suited to period properties. See our pitched roofing page.
3. The condition of the timbers
A re-roof is the right time to inspect and repair the timber structure. Decayed rafters, battens or fascia boards add to the cost, but leaving them unsound shortens the life of the new roof. We assess the timbers as part of the inspection.
4. Leadwork and chimneys
New lead flashing, valleys and chimney detailing are usually part of a re-roof. Lead is a skilled, material-heavy element of the job — read our leadwork page and chimney repairs page.
5. Access and scaffolding
Safe access is essential. Scaffolding cost depends on the height, footprint and complexity of the building. Tight access or a roof that needs phasing around occupancy also affects how the job is planned and priced.
6. Membranes, ridges and verges
A proper re-roof renews the breathable underlay and battens and installs new ridge and verge detailing — often a dry ridge system and dry verge system to current standards. These are included in the quotation.
How to get an accurate price for your roof
The most reliable way to understand the cost of your project is a free roof inspection and a written quotation. We visit the property, inspect the roof — using drone imagery where access is difficult — and set out the works, materials and price before any work starts. Homeowners across Maidstone, Tunbridge Wells, Sevenoaks and the wider Kent area can arrange a survey through our quote form.
Frequently asked questions
Can you give me a price per square metre over the phone?
We do not quote a fixed square-metre rate without seeing the roof, because the covering, pitch, timbers and access change the price significantly. A free roof inspection and written quotation give you an accurate figure for your property.
Is it cheaper to repair than to replace?
Often yes, where the structure is sound and only localised areas have failed. But if the covering has reached the end of its life across the whole roof, a replacement is better long-term value than repeated repairs. We advise honestly either way.
Does the quote include scaffolding and waste removal?
A written quotation sets out the scaffolding, materials, labour, leadwork and waste removal included. Anything not included is made clear before work starts, so there are no surprise costs.