How to Quote for a Roofing Job in the UK

To quote for a roofing job, survey and measure the roof, calculate materials and labour, obtain prices for access and waste removal, then allow for business overheads and profit. Turn those calculations into a written quotation that tells the customer exactly what is included, what is excluded and how changes will be agreed.

Scaffolding, deliveries, roof details, temporary protection and concealed damage can change the cost. Price the whole job, not just the covering.

Survey and measure the roof before pricing

Your survey should establish dimensions, visible condition, access arrangements and what you could not inspect.

What to check during the survey

Ask about leaks and previous repairs. Inspect from safe positions and arrange suitable access or a competent survey when closer inspection is needed.

Record:

• The roof type, pitch, shape and existing covering, including any visible movement or damage.
• Underlay, battens and structural timbers where they can be inspected safely.
• Chimneys, lead flashings, valleys, dormers, rooflights and other penetrations.
• Ridge, hip and verge details, and the condition of adjoining roofing.
• Ventilation, insulation and visible signs of damp.
• Photographs, measurements and areas that remain inaccessible.

Check for solar panels or services requiring specialist removal, and for parking, loading, skips and neighbour access.

Calculate the actual roof surface area

Roof-covering quantities are based on the sloping surface area, not simply the floor area or footprint of the house.

For a rectangular roof slope:

Roof slope area = eaves length × measured slope length

For example, a roof with two equal slopes, each 8 m along the eaves and 5 m up the slope, has a total surface area of 80 m² (8 × 5 × 2).

If you have the horizontal projected area rather than the slope length, and the roof pitch is known, you can calculate:

Sloping area = horizontal projected area ÷ cos(roof pitch angle)

Include overhangs, split irregular roofs into sections and measure ridges, hips, valleys, verges and flashing runs separately.

Decide whether you are quoting for a repair or a replacement

Repairs and replacements need different assumptions about investigation, access and strip-out.

Small roof repairs

Set a minimum repair charge that covers travel, safe access, setup, materials and time. When the cause of a leak is unclear, offer a separately agreed diagnostic visit rather than promising a particular repair will cure it.

For ridge work, distinguish repointing from lifting and rebedding tiles. Chimney masonry work may need separate preparation and access: see the related guide on how to price a repointing job.

Partial and full pitched-roof replacements

For a partial replacement, identify the sections to be renewed, junctions with retained roofing, reuse of sound tiles and any matching limitations.

For a full replacement, specify the strip-out depth and whether structural repairs, insulation, roof windows or gutters are included.

Flat roofing

For a flat roof, specify the waterproofing system and required decking, insulation, vapour control, falls, outlets and edge details. Check whether an overlay is suitable and how hidden deck damage would be priced.

Build a complete internal cost schedule

Work from measured quantities and current supplier or subcontractor prices. Your internal costing sheet should show the genuine job cost.

Materials

Price the covering, underlay, battens, fixings, ridge/verge components, flashings, delivery and handling.

Use manufacturer coverage for the selected tile and gauge. Allow for laps, cuts and breakages according to the roof shape, and check component compatibility.

Labour

Estimate person-hours for setup, stripping, preparation, installation, finishing details and clean-up.

A crew of three working for four days represents 12 person-days, but those are not necessarily 12 fully productive installation days. Allow for loading, setting up, deliveries and other non-installation work. Include the cost of your own time and the full employment cost or agreed subcontract rate, not just take-home wages.

Use your day rate calculation to check how many chargeable working days are available to recover annual business costs. Do not then add the same overhead twice.

Scaffolding, access, protection and disposal

Get a scaffold quote covering erection, configuration, any alterations, dismantling and hire period. Check necessary highway or pavement permissions.

Include lifting, temporary protection, waste transport and authorised disposal, plus specialist work where needed. The same complete-cost approach applies when you price a building job.

Turn your costs into a selling price

Add up direct costs (labour, materials, access, disposal and subcontractors), allocate business overheads, then allow for profit.

Keep cost, selling price and profit separate when comparing markup and profit margin:

• Markup = (selling price − cost) ÷ cost × 100.
• Profit margin = (selling price − cost) ÷ selling price × 100.

If a task costs £100 in total and you add a 20% markup, its selling price is £120 before VAT. That is a 16.7% margin, not a 20% margin. If your £100 excluded overheads, the real margin will be lower.

Price foreseeable risks separately from profit. For concealed damage, use an agreed variation procedure rather than an open-ended extra charge.

Check VAT before issuing the quotation

For a VAT-registered contractor, ordinary domestic roofing repairs and replacements will commonly be standard-rated at 20%, although the correct treatment depends on the work and circumstances. HMRC specifically explains that replacing a roof with a new insulated one can remain standard-rated when insulation forms part of the larger roofing job. Other qualifying work can receive different treatment, so do not assume that every item involving insulation is zero-rated. See HMRC's VAT for builders guidance and VAT Notice 708.

Do not add VAT if you are not VAT-registered. Seek advice where treatment is uncertain.

Roofing quotation example: an 80 m² pitched-roof replacement

The following roofing quotation example is illustrative, not a set of verified UK market rates or a supplier price list. It shows one way to present the selling prices after allowing for costs, overheads and profit.

Example assumptions: a straightforward domestic pitched roof with two slopes totalling 80 m². The work involves stripping the existing tiles, battens and underlay; supplying and installing new underlay, graded battens and concrete interlocking tiles; and renewing the specified dry-fix ridge/verge and lead flashing details. Structural timbers are assumed sound and scaffold access straightforward. No solar-panel removal or complex dormer work is included.

The example tile count assumes a product and cutting allowance that give 880 tiles in total. The underlay and batten quantities are also illustrative: a real contractor must verify each quantity against the chosen product, fixing design and measured roof.

Important: before using this as a fixed-price quote, check building-control, insulation, ventilation and other relevant compliance requirements. Any necessary work must be included in the agreed specification and price; it cannot simply be ignored because it is absent from an example table.

The covering-installation labour excludes stripping, ridge/verge installation and flashing work, which have their own lines. Specify product details, ridge/verge lengths, flashing locations and scaffold hire terms in a live quote.

Check the margin behind the customer quote

The table shows selling prices, not purchase costs. Suppose, purely as an internal example, direct costs are £5,400 and overheads £800. At a £7,245 selling price excluding VAT, that leaves £1,045 before tax: approximately a 14.4% margin. These figures are illustrative, not a forecast of actual costs.

Example scope and exclusions wording

Included: Strip the agreed roof slopes, remove the specified waste, and supply and install the agreed underlay, battens, tiles, ridge/verge system and lead flashing details, with scaffolding for the stated hire period.

Not included unless listed separately: Repairs to concealed rafters or other structural timbers, chimney rebuilding, internal decoration, solar-panel removal and additional work outside the agreed roof areas. If hidden defects are discovered, we will explain the proposed additional work and price and seek written agreement before proceeding, except for any immediately necessary safety or protection measures.

There is no provisional sum in this example. If you use one, describe the work it covers, say whether the sum is included in the quoted total, and explain how the eventual agreed amount will be reconciled. Make exclusions specific and reasonable; they do not remove your statutory responsibilities.

What to include in the written roofing quote

The customer should understand the scope and price without seeing your internal costing sheet. Include:

• Your business name, contact details and relevant VAT registration details, plus the customer's details and the property address.
• A quotation number, issue date, validity period and clear identification of the document version.
• The roof areas, materials and exact work included, with supporting specifications where necessary.
• An itemised price or a clearly described fixed-price package, and the correct VAT treatment.
• Access and disposal arrangements, stated assumptions, exclusions and any provisional sums.
• Proposed start window, likely duration, weather-related conditions and how delays will be communicated.
• Payment terms, acceptance method and any workmanship guarantees or product warranties that genuinely apply.

As with a professional building quote, distinguish the work address from the billing address.

Quotation versus estimate

A quotation generally offers a defined price for an agreed scope; an estimate is an approximation that may change as more information becomes available. The wording and contractual circumstances matter, so do not treat an “estimate” label as permission to charge whatever you like. This quote-versus-estimate guide explains the practical distinction.

Once a customer accepts a quotation, it may form a binding contract. For domestic customers, check the information and cancellation requirements that apply to the way the contract was agreed, particularly contracts made online or in the customer's home. See the Consumer Contracts Regulations.

Present it as a clear, shareable document

Check customer-facing prices against your internal calculations.

Quote Forge lets UK tradespeople create and save itemised, branded quotations, reuse saved line items, calculate quote totals and VAT, and download a PDF to send to customers. You still measure the roof, choose the products and enter the quantities and prices yourself.

Deal with hidden defects and weather delays before they become disputes

Stripping can expose rotten timbers, wet insulation or damaged decking that were not visible during the survey.

Photograph defects, explain the remedy, price and schedule impact, and seek agreement before carrying out additional work. Document any immediate safety or protection measures and notify the customer. Concealed damage does not automatically entitle you to extra payment.

Allow for unsafe weather and manufacturer application limits. Explain temporary protection, updates and how any extended scaffold hire will be handled. A delay is not automatically an extra charge.

Check UK safety, Building Regulations and waste obligations

Compliance affects both scope and price.

Work at height and asbestos

Roof work needs properly planned access, suitable precautions and competent people. Check edge protection, fragile surfaces, roof openings and any necessary rescue arrangements as part of the job. The HSE roof-work guidance applies in Great Britain; contractors in Northern Ireland should also consult HSENI's working-at-height guidance.

Before disturbing materials that may contain asbestos, obtain the information and competent assessment needed for the work. Do not treat asbestos-containing roof sheets as ordinary demolition waste. See HSE asbestos risk assessment guidance.

Building Regulations and the roofing specification

Re-roofing can trigger Building Regulations approval and thermal-performance requirements. Changing to a heavier or lighter covering can raise structural questions. Planning Portal's re-roofing guidance explains key considerations for England; check the requirements in Wales, Scotland or Northern Ireland separately, along with any listed-building or conservation restrictions.

For pitched tiling or slating, the design should take account of the current applicable BS 5534 requirements and manufacturer instructions, including fixing, exposure and compatible ridge/verge details. Confirm technical requirements with competent specialists where necessary.

Waste disposal

Budget for lawful removal, carrier registration, authorised facilities and required documentation. See GOV.UK business waste guidance for nation-specific links and the waste duty-of-care code for England and Wales.

Common roofing quotation mistakes

Before sending the quote, check that you have not:

• Measured the building footprint instead of the roof's sloping area.
• Forgotten hips, valleys, rooflights, leadwork, fixings or product-specific waste allowances.
• Allowed for laying new tiles but not stripping, setting up, loading and cleaning up.
• Used an area rate that ignores scaffolding, restricted access and disposal costs.
• Left out overheads, or counted them twice.
• Assumed a weather delay automatically justifies extra payment.
• Described concealed repairs vaguely as “repair as necessary” without defining a procedure.
• Overlooked regulatory, insulation or ventilation requirements before agreeing the scope.

Frequently asked questions

Can I quote for a roofing job from customer photographs?

Photographs can support an initial estimate, but they may not reveal the condition, dimensions or safe-access requirements. Explain the limitations and arrange a suitable inspection before committing to a fixed price where those details matter.

When is a price per square metre useful?

A square-metre rate can help you compare similar covering work with previous jobs. It is a cross-check, not a substitute for measuring individual roof details and pricing access, stripping, waste and specialist work.

Can I charge for investigating a roof leak?

Yes, you can offer a paid diagnostic visit when its price and scope are agreed beforehand. Explain whether opening-up, temporary protection, a report or a credit towards the subsequent repair is included.

How long should a roofing quotation remain valid?

Base the validity period on supplier price commitments and subcontractor availability. Quote Forge allows you to configure the quotation validity period; check prices again before extending an expired offer.

What changes for a commercial roofing quotation?

Price the specified system alongside site occupancy, operating hours, plant access, protection requirements, testing and any manufacturer inspection obligations. Read the proposed contract carefully for payment schedules, retention and variation procedures.

Price the whole job, then make the scope clear

Measure carefully, verify material and labour costs, and ensure the selling price covers access, disposal, overheads and profit.

A clear written scope and agreed approach to variations protect both contractor and customer.