A roof replacement, or re-roof, strips the old tiles or slates, battens and felt from a pitched roof and replaces them with a new breathable membrane, battens and covering, repairing timbers and renewing ridges, valleys and flashings at the same time.
In Bearsden, as anywhere in Dunbartonshire, the price of a new roof is driven mainly by size, materials and access. Across Scotland our guide sits at £6,700–£14,500 with VAT, but restricted parking, a narrow side passage or extra preparation can move the figure either way. That is why every price we give follows a visit to the house.
- Guide price
- £6,700–£14,500 inc VAT
- Time on site
- 1–2 weeks on site, plus scaffolding time
- Postcodes
- G13, G14, G15, G23 and G61
- Planning rules
- Scotland
- Local area
- East Dunbartonshire
- Survey
- Free, with a written quote
How much does a new roof cost in Bearsden?
The costs listed here are typical for a new roof around Bearsden and include VAT. They reflect labour and material costs in Scotland, about 4% below the national guide, giving a range of £6,700–£14,500. Exact pricing depends on your home, so we only fix it once a free site survey is done.
| Type of job | What it usually involves | Guide in Bearsden |
|---|---|---|
| Terraced house or bungalow | A smaller pitched roof re-covered in concrete or clay tiles, including scaffolding. | £4,800–£9,600 |
| Typical semi-detached | A 3-bed semi re-roofed in concrete or clay tiles with new membrane, battens and leadwork. | £6,700–£14,500 |
| Detached or natural slate | Larger or more complex roofs, or any roof finished in natural slate. | £11,500–£24,000 |
Your price depends mostly on:
- Roof area, pitch and the number of hips, valleys and dormers
- Condition of rafters, fascias and other timbers
- Chimneys, leadwork and roof windows to rework
- Scaffolding, access and the height of the house
What do you get?
- Survey of the covering, timbers, chimneys and loft ventilation
- Scaffolding with edge protection, erected and removed
- Repairs or replacement of damaged rafters and fascia boards
- New tiles or slates, or sound originals refitted where suitable
- Ridges, hips and verges dry-fixed or bedded, with new leadwork
- Waste removal by skip and a clean site on completion
What are homes like around Bearsden?
Clydebank was heavily rebuilt after wartime bombing and has tenements and post-war estates, while Dumbarton has sandstone tenements and Victorian housing. Bearsden and Milngavie are known for Victorian villas and interwar bungalows, and Kirkintilloch mixes older terraces with post-war semis and newer developments.
Bungalows commonly suit loft conversions with dormers, and villas often take kitchen extensions and landscaping. Tenement flats may need window replacement, and harled homes often need re-rendering.
Knowing the typical building types in Dunbartonshire helps, but a survey of your own home in Bearsden is what decides the right approach to a new roof.
Do you need permission in Bearsden?
England, Wales, Scotland and Northern Ireland each handle planning a little differently. Bearsden comes under Scotland, covered below, and we raise any questions with the council before your quote is finalised.
In Scotland, like-for-like re-roofing does not usually need planning permission, except on listed buildings or in conservation areas.
Like-for-like re-covering does not usually need a building warrant, but structural changes or new roof windows can. Bats are protected across the UK; if they roost under roof tiles, soffits or fascias, work stops and a licensed ecologist advises before it restarts.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
From survey to handover
We look at the job
We begin by looking at the job in person. During the free survey we discuss options, materials and budget for a new roof, and photograph or measure anything the quote needs to reflect.
Price and scope agreed
Next you receive a written quote with a fixed price for the agreed specification. It lists what is included, what is not, and how payments are staged, so you can compare it properly.
Dates and permissions
Once you accept, we agree start dates, order materials and deal with any planning, building control or neighbour notices the job needs. You'll know who is coming and when before work begins.
On site to finish
Work goes ahead as scheduled and you deal with one contact throughout. When the last trade leaves, we clear and clean the site, talk you through what has been done and pass on any certificates and care instructions.
Why homeowners choose us
Questions about a new roof in Bearsden
Do I need planning permission in Bearsden?
It depends on the work, the size of the project, your property type and whether the building is listed or in a conservation area. Bearsden is in Scotland, so Scotland's rules apply. Many smaller jobs need no planning application, but some still need building control approval. We check what applies to your address before quoting.
How much does a new roof cost?
Re-roofing a typical 3-bed semi costs £6,700–£14,500, including scaffolding, new membrane and battens. As a guide, allow roughly £70–£160 per square metre of roof plus fixed costs for scaffolding and waste. Concrete tiles sit at the lower end and natural slate at the top. Hips, valleys, chimneys and timber repairs add to the price. We confirm a fixed figure after inspecting the roof and loft.
Can my old tiles or slates be reused?
Old tiles or slates can sometimes be reused if they are sound, which can help keep the look of a period house. Many older concrete tiles and some slates are porous, cracked or have failing fixing nibs, so they would not last. Reclaimed slates or tiles can make up shortfalls. We check a sample during the survey and explain the cost difference.
Which postcodes in Bearsden do you cover?
We cover G13, G14, G15 and G23, along with the rest of Dunbartonshire. If your postcode is not listed, get in touch anyway: our coverage is UK-wide, and we can usually arrange a survey wherever you live. Enter your postcode in the guide-price tool or contact form and we will confirm.
How long does a roof replacement take?
Re-roofing a typical semi-detached house takes around one to two weeks once scaffolding is up, depending on the roof's size, complexity and the weather. Smaller terraced roofs can take a few days. Scaffolding usually goes up a day or two before work starts and comes down once everything is inspected. We give you a programme and keep the roof weathertight overnight.
Near Bearsden
We survey and quote throughout Bearsden's G13, G14, G15 and G23 postcodes and in surrounding places such as Clydebank, Renfrew and Bishopbriggs. The process and pricing approach are identical in each of them.