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Roof Strip Cost Calculator

Estimate UK 2026 cost to strip an existing roof prior to re-roofing — by area (m²), covering (slates, tiles, sheet, felt, single-ply), overlays, batten condition, storey, access, and skip distance. Includes skip hire, batten replacement, scaffold, and underlay removal lines.

Roof Strip Cost Calculator

Estimate UK 2026 cost to strip an existing roof prior to re-roofing — by area (m²), material being removed (slates, tiles, profiled sheet, felt, single-ply), number of overlays, batten condition, storey, access, and skip distance. Includes skip hire, batten replacement, scaffold, and underlay removal lines.

Estimated strip cost
£39,265
Range: £33,375 – £47,118 · £20 per m² installed
12 skips needed · 26000 kg estimated waste weight
labour + skip + battens + permit + underlay + flashing
Strip labour
£22,000
Skip hire
£4,560
Batten / deck repair
£6,545
Skip permit
£0
Underlay removal
£4,400
Flashing removal
£1,760

What this calculator estimates

This calculator quotes the labour and disposal cost to strip an existing roof down to the rafters in preparation for a new roof installation in 2026 UK pounds. It separates the strip scope from the new-system installation, which is what every legitimate NFRC-member quote should do. Use this number as the strip line you expect to see on a roofer’s estimate.

The bill is split into the line items real UK re-roof contractors invoice:

  • Strip labour — slate-ripper or pry-bar removal, careful set-aside of any salvageable slates or ridge pieces, scaffold load-out. Priced per m² at the warranty-baseline production rate, scaled by material weight and overlay count.
  • Skip hire and disposal — typically one to two 6-yard or 12-yard builders’ skips, sized to the total debris weight (area × layers × material weight). Includes delivery, collection, and tip fee on a 4-tonne load.
  • Batten and deck repair line — visual inspection plus a percentage-of-area allowance for replacing rotten or under-spec battens once exposed.
  • Skip permit fee — local-council pavement-licence where the skip sits on the public highway.
  • Underlay removal — stripping perished bituminous felt before installing a new BS EN 13859 breathable membrane.
  • Flashing removal — pulling old lead or zinc step flashing, abutments, and chimney flashings for replacement with the new roof.

A minimum call-out fee floor of £480 applies on most UK strip jobs. Small jobs under 30 m² hit the floor because mobilising scaffold, skip, crew, and tarpaulins is the dominant cost on tiny scopes.

How to use it

  1. Roof area (m²) — measure the projected roof area (length × width on plan), not the surface area. For complex roofs, sum each plane.
  2. Existing roof covering — drives both labour rate and disposal weight. Concrete tile is the baseline; natural slate takes about 2x the labour because of salvage care; sheet metal is faster per m² but heavier per item.
  3. Existing overlays — most UK roofs are single-layer; 2-layer is uncommon outside heavily extended properties; 3-layer is BS 5534 non-compliant.
  4. Batten or deck condition — good (visual only), fair (~10 percent replacement, typical for a 30- to 40-year-old roof), poor (~25 percent replacement, typical for a roof with documented water ingress or original undersized battens).
  5. Property height — single-storey is the baseline. Two-storey adds 10 percent for ladder repositioning. Three-storey or higher adds 25 percent for tower scaffold.
  6. Site access — easy (clear drive, skip fits), moderate (some shrubs, narrow drive), difficult (terraced street with no off-road parking, hoist required).
  7. Distance to waste-transfer site — near (under 20 minutes), standard (20 to 60 minutes), far (over 60 minutes / rural rate). Drives the skip line.
  8. Skip permit required — toggle ON if skip will sit on the public highway; OFF for private driveways.
  9. Remove sarking / underlay felt — toggle ON for any roof over 20 years old; the original felt will be perished.
  10. Remove old lead / step flashing — toggle ON for most strips; off only where flashings are being preserved and reused (rare).

Typical 2026 UK roof strip cost ranges

Scope (single-storey, easy access, fair battens)2026 strip price
60 m², 1 layer concrete tile£1,200 – £1,950
110 m², 1 layer concrete tile (semi-detached)£2,400 – £3,800
110 m², 2 layers (rare overlay strip)£4,200 – £6,500
140 m², 1 layer natural slate£4,800 – £7,600
120 m², profiled metal sheet£2,200 – £3,400
80 m² flat felt 3-layer pour-and-roll£2,400 – £3,800
90 m² cedar shingle£2,800 – £4,400
Two-storey adder+10%
Three-storey or higher adder+25%
Difficult access (terraced, hoist) adder+30%
Far disposal (rural) adder+30% on skip line

Add 8 to 15 percent in coastal regions and Scottish Highlands where wind-load detailing is stricter (BS 5534:2014+A2:2018 supplements).

Cost drivers

Material weight. Strip labour and skip cost scale almost linearly with the weight of the existing covering. Concrete tile is 46 kg/m²; natural slate is 39 kg/m² but takes 2x the labour for salvage care; clay pantile is ~42 kg/m²; profiled metal is 7 kg/m² but each sheet is hand-removed; cedar shingle is 11 kg/m². Heavier materials need more crew time and more skip capacity.

Overlays. Most UK pitched roofs are single-layer because BS 5534 has long discouraged overlays. Where a previous overlay exists, the strip cost roughly doubles. If you find more than one layer during the strip, the deck inspection becomes critical — multiple layers usually mean undersized battens (pre-BS 5534:2014 sizing) and likely sagging rafters from sustained overload.

Batten and deck condition. Original 25x38 mm battens (pre-2014) fail BS 5534:2014’s minimum 25x50 mm requirement and must all be replaced regardless of condition. On a 30- to 50-year-old roof, plan for 10 to 30 percent of batten linear meterage and the entire underfelt to be replaced once exposed. Common rot zones: eaves (gutter overflow), abutments, around chimneys, valleys, and where lead has lifted.

Skip cost. A 6-yard builders’ skip averages £290 to £380 in most UK regions in 2026, including delivery, collection, and tip fee on a 4-tonne load. Tonnage overage runs £45 to £85 per tonne. London and the South East are 25 to 35 percent more expensive. Construction-waste recycling fees (£25 to £55 per tonne extra) apply in cities with mandatory diversion targets.

Skip permit. Where the skip sits on the highway, a local-council pavement licence is mandatory — typically £25 to £90 for one week. Some London boroughs charge £120+ for a 7-day licence. Failing to pull the permit risks a fixed-penalty notice of £100 to £500.

Property height and access. Single-storey, off-road drive, no overhead obstructions is the baseline. Two-storey adds 10 percent for tower-scaffold height. Terraced or end-terrace with no off-road parking adds 20 to 30 percent for hoist or curb-conveyor rental and skip-on-road permit fees.

When a strip is required versus when an overlay is allowed

Strip required when:

  • Existing roof has any tile or slate slippage, broken tiles, or perished underlay.
  • BS 5534:2014 batten-size non-compliance (most pre-2014 roofs).
  • Sagging ridges or visible deflection of rafters.
  • Active leaks at any location.
  • Insurance claim for storm or flood damage (carriers require deck inspection).
  • Change of covering material (slate to tile or vice versa).
  • Conservation area or listed building requiring specified materials.

Overlay allowed only when:

  • Existing covering is a single layer of asphalt shingles (rare in UK — more common in flat-roof felt re-coverings).
  • Battens and felt are documented sound (rare on any roof over 15 years).
  • Manufacturer’s warranty explicitly allows overlay.
  • Building control consents in writing.

In practice, strip is the correct call on more than 95 percent of UK re-roof jobs in 2026.

What to look for in a contractor

A competent UK strip contractor will:

  1. Walk the roof and probe tiles, battens, and flashings before quoting — not quote from satellite imagery alone.
  2. Be a registered NFRC, RoofCert, or CompetentRoofer member.
  3. Line-item strip, skip, batten allowance, scaffold, and permit on the quote.
  4. Provide a batten-replacement allowance (rate per linear metre) rather than a flat-fee number.
  5. Photograph all rotten areas before replacement.
  6. Magnetic-sweep and tarp the lawn and drive before stripping starts.
  7. Provide a BS 5534 certificate of compliance on closeout.

Red flags: cash-only quotes, no NFRC or CompetentRoofer registration, no skip permit pulled where required, vague strip pricing folded into the new-roof price, sub-£10/m² strip pricing (means the contractor is overlay-quoting and not properly stripping), no batten-replacement allowance line.

Code references and standards (UK)

  • BS 5534:2014+A2:2018 — Code of practice for slating and tiling for pitched roofs and vertical cladding (covers batten sizes, felt, fixings).
  • BS EN 13859-1 — Flexible sheets for waterproofing — Underlays for discontinuous roofing.
  • BS 8217 — Code of practice for built-up bitumen felt roofing (flat roof).
  • Approved Document C — Site preparation and resistance to contaminants and moisture.
  • Approved Document L — Conservation of fuel and power (insulation upgrades typical at re-roof).
  • Work at Height Regulations 2005 — Mandatory scaffold or guard-rail for roof work over 2 m.
  • CDM Regulations 2015 — Construction Design and Management for projects over 500 person-hours or 30 working days.

Diagnostic checklist before stripping

Before signing the strip contract, walk the roof with the contractor and confirm:

  • Layer count (count at the eaves and at chimney abutments).
  • Batten size (pull one to check — 25x38 mm fails BS 5534, must be replaced).
  • Felt type (any bituminous felt over 20 years old will be perished).
  • Sagging or deflecting rafters from inside the loft.
  • Active leak history (mark stains on bedroom ceilings).
  • Chimney pot and stack condition (repoint and reflash at strip).
  • Solar panels (must be removed and reinstalled — £600 to £1,500 separate line).
  • Velux or roof windows (replace at strip if 15+ years old — £400 to £900 each).
  • Gutter condition (replace at strip if 10+ years old — £18 to £45 per linear metre).

Sources: 2026 NFRC member pricing schedules; BS 5534:2014+A2:2018; BS EN 13859-1; BS 8217; Approved Documents C and L; HSE Work at Height Regulations 2005; CDM Regulations 2015; Checkatrade and MyBuilder 2026 installed-quote medians (London, Manchester, Birmingham, Glasgow, Bristol).

Frequently asked questions

How much does it cost to strip a roof in 2026 UK?
Most UK re-roof projects price the strip line between £12 and £28 per m² in 2026, including labour, a 4 to 6 yard skip, batten inspection, and scaffold load-out. A typical 110 m² semi-detached concrete-tile strip with one layer runs £2,400 to £3,800. Two layers roughly doubles labour and skip weight. Natural slate runs 1.6x to 2.0x the tile rate because each slate is hand-removed for potential salvage. Source: 2026 NFRC (National Federation of Roofing Contractors) member pricing, BS 5534 compliance bulletins, Checkatrade and MyBuilder installed-quote medians from London, Manchester, Birmingham, Glasgow, and Bristol.
Is the strip cost included in a re-roof quote?
It should be, but always confirm. NFRC-member contractors line-item the strip separately on the quote so you can see what you are paying for stripping versus the new system. Watch for an overlay quote (new covering installed over old) priced 30 to 40 percent below a strip quote — BS 5534 does not generally permit two layers of pitched-roof covering, hides batten and felt rot, and voids most manufacturer guarantees. If the existing roof has a tile or slate covering, the strip is almost always required.
How many skips do I need for a roof strip?
A single layer of concrete tiles weighs about 46 kg/m². A 6-yard builders skip holds approximately 2,200 kg of tile rubble (the volume limit is hit before the weight limit). So a 110 m² single-layer concrete-tile strip generates around 5,060 kg of debris and needs two to three 6-yard skips, or one 12-yard. Natural slate is lighter (~39 kg/m²) but more fragile and often part-salvaged. Always book a skip sized for the heaviest plausible debris load — over-tonnage fees run £45 to £85 per tonne over the cap.
Do I need a permit to strip a roof in the UK?
Not for the strip itself, but you will likely need a **skip permit** from the local council if the skip is placed on the public highway (typically £25 to £90 for one week). On private driveways, no permit is required. Re-roofing also typically falls under permitted development for like-for-like replacement — but a change in material (e.g. slate to concrete tile, or pitched to flat) needs a building control notification. Conservation areas and listed buildings have stricter rules and may require planning permission. Always check with the local planning office before stripping.
What is the difference between a strip and an overlay re-roof?
A strip removes the existing covering down to the rafters or sarking, inspects and replaces battens and felt, and installs a new system. An overlay installs new tiles or slates on top of the existing one (rare in the UK — more common is a new felt-and-batten layer applied over old). Strip is the correct call for any roof with: BS 5534-non-compliant batten size, broken or slipped tiles in more than 15 percent of area, sagging ridges, or any leak history. Overlay is only ever a temporary fix and most NFRC-registered roofers will not quote one.
How long does a roof strip take?
A 2-person crew typically strips and loads 60 to 100 m² of concrete tile per day. A typical 110 m² semi-detached strip and re-roof takes 4 to 6 working days end-to-end: scaffold day 1, strip days 2 to 3, new felt and battens day 3 to 4, re-tile and ridge days 4 to 6. Natural slate adds 1.5 to 2 days for careful hand-stripping and salvage. Schedule the skip for the morning of strip, and have a tarpaulin dry-in ready for any rain in the strip window.
What happens if the battens or felt are rotten under the old covering?
Plan for it. On a 30- to 50-year-old UK pitched roof, expect 10 to 30 percent of battens to need replacement once the tiles are off, and the original felt is almost always perished and must be replaced with a BS 5534 / BS EN 13859 breathable membrane (typically Tyvek Pro, Klober Permo Air, or DuPont Tyvek Supro). Most NFRC roofers quote a base batten-replacement allowance (e.g. £6 to £9 per metre of 25x50 mm battens) that scales with the actual area found rotten. Always insist on photos of any rotten area before replacement.
Should I strip my own roof to save money?
No. The savings are usually £400 to £900 on a typical semi-detached versus a roofer's labour line — but you take on three serious risks: (1) fall hazard (HSE statistics show roof falls are the leading cause of UK construction fatalities), (2) home insurance exclusion (most policies exclude self-performed roof work from defect and water-damage claims), (3) sub-24-hour weather window — once the roof is stripped, you must dry-in the same day or face interior damage. Use the savings instead to upgrade the new membrane, the batten grade, or the dry-ridge/dry-verge system.

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