If your roof is nearing the end of its life, the first question is always the same: what will a replacement actually cost? Prices in Edinburgh vary widely because of the city's mix of Victorian tenements, stone terraces and modern estates. This guide sets out realistic figures for 2026 and explains what pushes them up or down.
For a full roof replacement on an average three bedroom semi detached house, most Edinburgh homeowners should budget somewhere between 6,000 and 12,000 pounds for concrete tiles, and 10,000 to 18,000 pounds or more for natural slate. A small flat roof over an extension or garage usually comes in between 1,500 and 4,000 pounds depending on the covering.
These are guide figures, not quotes. The final price depends on the size and pitch of the roof, the material you choose, access and scaffolding requirements, and the condition of the timber underneath. No honest roofer can give you a firm price without seeing the property, and any figure quoted over the phone should be treated as a rough starting point.
A large share of Edinburgh's housing stock is over a century old, and many roofs are Scots slate or Welsh slate on sarking boards. Replacing like for like with natural slate is more expensive than modern tiles, both in materials and in the skill and time needed to lay them properly. If your home is in a conservation area, which covers much of central Edinburgh, Stockbridge, Morningside and parts of Leith, the council may require natural slate rather than cheaper substitutes.
Access is the other big factor. Four storey tenements need substantial scaffolding, and narrow streets or shared gardens can complicate the setup. On tenements the roof is usually a shared responsibility, so the cost is divided between owners according to the title deeds, but organising agreement among neighbours takes time and is worth starting early.
A thorough quote should cover stripping the old covering, checking and replacing rotten sarking or timbers, a new breathable membrane, the new slates or tiles, ridge work, flashings around chimneys and skylights, and disposal of the old materials. Guttering and fascias are sometimes quoted separately, so check whether they are included before comparing prices.
Be wary of quotes that are dramatically cheaper than the rest. The usual corners cut are reusing tired flashings, skipping timber repairs, or using thin underlay. Ask each roofer to itemise the work, confirm they are insured, and get the payment terms in writing. A reputable local firm will not ask for the full amount up front.
A full replacement is not always necessary. If you have a handful of slipped slates, a leaking flashing or a single soft spot on a flat roof, a repair costing 150 to 600 pounds may buy the roof several more years. Replacement makes sense when repairs are becoming a yearly event, when large areas of slate have delaminated, or when the timbers underneath are failing.
A useful rule of thumb: if the likely repair bill over the next five years approaches half the cost of a new roof, replacement is usually the better value, especially as it adds to the property's saleability. Ask for an honest condition report and photographs from the roof itself, not just a view from the pavement.
A straightforward tiled roof on a semi detached house typically takes one to two weeks including scaffolding. Slate roofs and tenement roofs take longer, often two to four weeks, and winter weather can add delays.
Usually not if you replace like for like, but in conservation areas or on listed buildings you may need consent, particularly if changing materials. It is worth a quick call to the City of Edinburgh Council planning department before committing.
Roof repairs on tenements are normally a shared cost among all owners, with the split set out in your title deeds. If the deeds are silent, the Tenements (Scotland) Act 2004 generally divides costs equally between flats.