The Honest Numbers
Roofing quotes vary enormously in Shropshire, and not always for good reasons. A quote that is 40% below the others is not a bargain — it is either under-specified, using inferior materials, or based on the intention to add costs once the job has started. This guide gives you the real numbers so you can evaluate any quote you receive with full information.
All prices below are for Shropshire in 2025, include VAT where applicable, and assume standard access (scaffold required). They are based on hundreds of jobs carried out across Shrewsbury, Telford, Oswestry and surrounding towns.
A legitimate re-roof quote for Shropshire should specify the tile manufacturer, profile, colour and guarantee period — a quote describing materials only as 'quality tiles' provides no basis for comparison and no contractual protection (NFRC consumer guidance, 2023).
What Affects the Cost of a Roof Replacement?
Five factors drive most of the cost variation between quotes:
1. Property size and roof complexity
A straightforward 3-bed semi with two main pitches costs significantly less than a detached property with hips, valleys, dormers and multiple chimney stacks. Every additional feature adds both material and labour time.
2. Material specification
Concrete interlocking tile is the most cost-effective specification. Plain concrete tile is slightly more expensive. Clay tile costs approximately 20–40% more than concrete. Reclaimed Welsh slate costs 40–80% more than concrete tile but is required for many period and conservation area properties.
3. Timber condition
A re-roof always includes an inspection of battens and rafters. If timbers need replacing — common on properties over 60 years old — this adds cost. A reputable contractor will survey the timbers before quoting and include allowances in the price rather than presenting surprise additions once the tiles are off.
4. Underlay specification
Modern breathable underlay is the correct specification for all re-roofs. Sarking felt (traditional non-breathable underlay) is inferior and should not be used. The cost difference is small — a few hundred pounds on a full re-roof — but the difference in roof void ventilation and longevity is significant.
5. Ancillary work
Replacing fascias, soffits and guttering at the same time as a re-roof is significantly cheaper than doing it separately — the scaffold is already in place. Most homeowners add this and the combined cost saving over two separate jobs is typically £400–£800.
Price Guide — Shropshire 2025
| Property type | Material | Price range |
|---|---|---|
| 2-bed terrace / end-terrace | Concrete tile | £3,500–£5,500 |
| 3-bed semi-detached | Concrete tile | £4,500–£7,000 |
| 3-bed semi-detached | Reclaimed Welsh slate | £6,000–£9,000 |
| 4-bed detached | Concrete tile | £6,500–£11,000 |
| 4-bed detached | Welsh slate | £9,000–£15,000 |
| Add: fascia, soffit, guttering | UPVC (with re-roof) | £1,000–£3,500 |
Red Flags in a Cheap Quote
Walk away if a quote does the following
No site survey before quoting. No written specification of materials. No mention of underlay type. No written guarantee. Payment demanded entirely in cash. No address, no insurance documents. Price is more than 35% below other quotes received.
A legitimate roofing company will provide a written quote detailing the tile specification, underlay type, batten gauge, ridge and hip treatment, and any timber replacement allowance. If a quote doesn't specify these things, you have no way of knowing what you're actually buying.
How Long Does a Re-Roof Take in Shropshire?
A typical 3-bed semi in Shrewsbury, Telford or Oswestry takes 3–5 days for a full re-roof. Larger detached properties with complex rooflines can take 7–10 days. Weather affects programme — experienced Shropshire contractors plan around the forecast and won't strip more roof than they can re-cover in a day.
Is a Re-Roof VAT-Exempt?
No. Full roof replacement is standard-rated at 20% VAT. Repair work can qualify for reduced rate VAT (5%) in some circumstances on residential properties, but this does not apply to a full replacement. Any contractor quoting without VAT on a full re-roof is either not VAT-registered (check their threshold) or is not declaring it — both are concerning.
Need a roofer in Shrewsbury or Shropshire? Call 01743 537230 for a free no-obligation survey. We cover all SY and TF postcodes.
Choosing the Right Contractor for This Type of Work
The most effective protection when commissioning roofing work of any type is insisting on a written, itemised quote from a contractor who can demonstrate both current insurance and verifiable trading history. A contractor unwilling to provide either — or who provides a quote that is too vague to allow comparison with others — should be treated with caution regardless of the price.
The standards that apply to roofing work in Shrewsbury are not exceptional. Physical survey before quoting, written fixed-price specification, stainless fixings, breathable underlay, correct mortar for the property era, and a written workmanship guarantee are normal expectations from a legitimate contractor. If a quote does not include these elements, ask why before agreeing.
What separates a reliable roofing contractor from an unreliable one
- ✓Physical survey — not a quote from the ground or from photographs
- ✓Written specification — materials named, not described generically
- ✓Fixed price — not an estimate or day rate
- ✓Insurance verifiable — NFRC certificate available on request
- ✓Payment terms — deposit plus completion, not full upfront payment
- ✓Guarantee in writing — period, scope, and what it covers
- ✓VAT shown separately — not hidden in the total
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☎ 01743 537230How to Get an Accurate Quote for This Type of Work
The most common source of post-job dissatisfaction in roofing is a mismatch between what the homeowner expected and what was actually agreed in the quote. The gap usually exists because the quote was not specific enough to define expectations on both sides. Getting an accurate, reliable quote requires the same steps regardless of the type of roofing work involved.
First, the contractor must physically access the roof before quoting. A quote based on a description of the problem, ground-level inspection or photographs is not a reliable fixed price — it is an estimate that will be revised once the work starts and the actual condition is visible. Insist on a physical survey as the basis for any written quote.
Second, the quote must specify materials. 'Quality materials' is not a specification. The tile manufacturer, profile, colour and product guarantee should be named. The underlay type should be specified as breathable, not generic felt. Lead work should specify the code weight for each application. Without this detail, the contractor can substitute cheaper alternatives without violating the terms of the quote.
Third, the quote should identify what is excluded as well as what is included. Access, waste disposal and VAT are the most frequent sources of unexpected additional cost at completion. A quote that includes scaffold erection and removal, waste disposal to a licensed tip, and shows VAT as a separate line item is transparent and trustworthy. A quote that omits these elements and adds them at invoice stage is not.
Pre-quote questions that clarify scope and protect you
- ✓Will you physically access the roof as part of this survey?
- ✓Can you name the specific tile and underlay you plan to use?
- ✓Is scaffold included in the price, and does that include removal?
- ✓Is waste disposal included in the price?
- ✓Will you show VAT as a separate line on the invoice?
- ✓What is the payment schedule — deposit, stage payments or completion?
- ✓What is the guarantee period and what does it cover specifically?
Free survey and written quotation across Shropshire
Itemised quotes, named materials, no hidden costs. 20+ years serving Shropshire homeowners.
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