People ask which is the best roofing material in the UK as if there were one winner. There is not. The right covering for a 1930s semi on the edge of Basingstoke is not the right covering for a Georgian townhouse in a conservation area, a barn conversion with a low pitch or a flat-roofed extension. What matters is the match between the material and the roof: its pitch, what the timbers underneath can carry, how the house looks from the street, how long you plan to stay and what you want to spend. This guide works through those questions in the order we raise them at a survey, then compares the main coverings on the points that tend to decide the choice.
Start with the roof you have
Three facts about the existing roof narrow the choice more than any brochure. The first is the pitch, the angle of the slopes. Every tile and slate has a minimum pitch below which water can be blown or driven back up under the laps. Interlocking concrete tiles tolerate lower pitches than plain clay tiles, and some slates need a steeper roof still. A low pitch may rule out a covering you like the look of.
The second is the structure. A covering is carried by rafters, battens and sometimes purlins, and these were designed for the weight of whatever the roof had when it was built. Swapping lightweight slate for heavy concrete tile, or the other way round, changes the load. If the new covering weighs 15% or more over the old, approval is needed and the structure may have to be strengthened (Approved Document A). Our guide to structural checks for a heavier roof covering explains what that involves.
The third is the setting. A listed building or a house in a conservation area may need consent for any change in material or appearance, even if the new covering is better. Putting back the same material is rarely a problem, whereas a switch from clay to concrete, or from natural slate to a synthetic one, can be refused. Ask the council's conservation team what they will accept before you commit to a product.
Concrete tiles
Concrete tiles dominate roofs built from the 1960s onward, and they are the usual choice for a replacement on an ordinary house. They are made in a range of profiles and colours, most are interlocking, so each tile locks into its neighbours and the roof is quick to lay, and they are the most affordable of the traditional coverings. They are heavy compared with slate, which matters when swapping, and the surface colour can fade and the face can weather, so they are less handsome as they age than clay. On a standard house with existing concrete tiles, a like-for-like replacement keeps the weight the same and the cost under control. A typical UK range reported for re-roofing a semi with three bedrooms and concrete tiles is £6,500 to £10,500.
Clay tiles
Clay tiles come in two families: plain tiles, small and flat with a slight camber, and pantiles or other profiled shapes. Plain clay tiles give the traditional Hampshire and Berkshire look, with the warm red and brown tones that mellow with age, and they last well when laid properly. They suit period houses, cottages and conservation areas. They need a steeper pitch than most concrete tiles, they take longer to lay because there are so many small tiles, and the price per square metre is higher. Reclaimed clay tiles can match an old roof better than new ones, though they carry their own risks of being brittle, and our answer on whether old roof tiles can be reused explains how to judge them.
Natural slate
Natural slate is the premium covering. It is thin, light for its strength, has a fine edge and keeps its colour for a very long time. It is also the covering most often specified in conservation areas and on higher-value houses. Costs reflect that. Published UK guides give £120 to £180 per m² all-in for a natural slate re-roof, with Welsh slate at £140 to £180 per m² and Spanish slate at £100 to £130 per m²; man-made slate is quoted at £90 to £130 per m². Read these as general guidance from cost guides. Your fixed quote follows the survey. Slate suits steeper roofs, needs a skilled hand to lay and rewards careful detailing at the ridge, hips and valleys. If your house has slate already, our slate roofing page covers the specialist work.
Man-made slate and fibre cement
Man-made or composite slates imitate natural slate at a lower price and lower weight. Good ones look convincing from the street and are a sensible choice where budget matters and the planners allow it. Quality varies by product, and the edges of some weather differently from natural slate, so ask to see a sample on a roof that has been up for some years, rather than a photograph in a brochure. Where the house is in a conservation area, check whether a synthetic slate is acceptable at all. Our answer on whether you can change roof tiles to slate covers the weight and consent questions.
Flat roofs and low pitches
Not every roof is pitched. Extensions, dormers, porches and garages often have flat or very shallow roofs, and these need a membrane or built-up system, not tiles. Single-ply membranes such as EPDM (a synthetic rubber), GRP (glass-reinforced plastic) and torch-on felt are the common domestic choices, and each suits different shapes and uses. Our guide to flat roofing in Basingstoke sets out how we choose between them.
Metal and other coverings
Standing-seam metal, profiled steel, zinc and copper are less common on British houses but suit modern designs, low pitches and some outbuildings. They are light, durable and fast to lay. They are also noisier in rain unless insulated and cost more than concrete tile. Thatch and stone slate are specialist coverings with their own trades and are outside the scope of an ordinary re-roof, and shingles in the felt form belong on sheds and garden buildings. If you are considering something unusual, ask the contractor to show you finished roofs and to explain the maintenance.
Comparing the main options
| Covering | Weight | Look | Cost position | Best suited to |
|---|---|---|---|---|
| Concrete tile | Heavy | Uniform, modern | Lowest of the pitched options | Ordinary houses, like-for-like replacement |
| Clay plain tile | Medium to heavy | Traditional, warm, varied | Mid to high | Period houses, conservation areas |
| Natural slate | Light for its strength | Fine, dark, long-lasting colour | High | Steeper roofs, higher-value and period homes |
| Man-made slate | Light | Slate-like, variable quality | Between tile and natural slate | Slate look on a tighter budget |
| Flat membrane | Very light | Plain, hidden from view | Priced per m² by type | Extensions, dormers, porches |
The layers you never see
The covering gets all the attention, but the roof's life depends as much on what sits beneath it. The underlay is the waterproof sheet laid over the rafters, and on older roofs it is bitumen felt that has often gone brittle; modern breathable membranes let moisture vapour out while keeping rain off. Battens, the timber strips that carry the tiles, are sized and spaced to the tile type, and old battens that have lost their grip on the nails are a common reason a re-covered roof loses tiles later. Our answer on whether a new roof needs new battens goes into the reasoning.
Details matter just as much. Lead flashings around chimneys and walls, valley linings, dry-fix ridge and verge systems, eaves protection and ventilation at the eaves and ridge are all part of the specification. A cheap covering laid with good details outlasts an expensive one laid carelessly. When you compare quotes, compare these items too, because two prices for the same tile can hide very different amounts of lead, underlay and fixing.
Colour, texture and how a roof ages
Roofs are seen from the street for decades, so how they age matters. Concrete tiles are coloured through a surface coat or through the body, and the colour tends to fade and the surface to roughen and gather moss. Clay tiles gain richness as lichen and weathering vary the tone, which is why a patchy old clay roof looks attractive while a patchy concrete one does not. Natural slate holds its colour but can show rusty streaks where iron in the stone weathers. Man-made slates may fade or shift in tone unevenly. Ask to see roofs that have been up for several years, and check how they have worn on a north-facing slope, where moss collects.
Questions to settle before you choose
How long will you stay? A covering that lasts for a very long time pays back over many years, but a house you plan to sell in a few years does not need the most expensive option. Our short answer on how long a new roof lasts covers the factors.
What does the neighbourhood expect? A roof that stands out for the wrong reasons can annoy neighbours and hurt a sale. Walk your street and note what the surrounding houses wear.
What will the roof carry? Solar panels, an in-roof system or a roof window add loads and details. The covering needs to work with them; see our page on re-roofing with in-roof solar.
What about the layers beneath? The covering is only part of the roof. A modern breathable underlay, new battens and proper ventilation and insulation do as much for the roof's life as the tile on top. Replacing a covering also brings an insulation upgrade into scope under the building regulations in many cases.
What is the budget really? Cover the whole job: scaffolding, strip and disposal, timber repairs, flashings, lead, fascias and gutters. Our guide to how much a new roof costs lists what goes into the total.
How we help you decide
We start with a free survey with photos of your own roof, so the choice rests on what is actually there. We check the pitch, measure the roof and look at the timbers, the existing covering and the details. We then explain which materials suit the roof, and what each one means for cost and appearance, and give a fixed written quote for the one you choose. If you would like a different material from the one we suggest, we say plainly what changes. A ten-year workmanship guarantee is issued in writing once the job is done, the old covering leaves with us, and any building control paperwork the job needs is ours to sort. The full service is described on our roof replacement in Basingstoke page, and the number to ring is 01256 213956.
