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.
If you live in Holyhead and are weighing up a new roof, the starting point is a visit to measure up and talk through what you want, which costs nothing. We cover homes across LL65, and a typical project of this kind in Wales lands somewhere in the £6,400–£14,000 bracket, including VAT. The exact figure depends on size, access and the finish you choose.
- Guide price
- £6,400–£14,000 inc VAT
- Time on site
- 1–2 weeks on site, plus scaffolding time
- Postcodes
- LL65
- Planning rules
- Wales
- Local area
- Isle of Anglesey
- Survey
- Free, with a written quote
How much does a new roof cost in Holyhead?
Prices for a new roof vary from house to house, but in Holyhead most projects fall within £6,400–£14,000 including VAT. That reflects costs in Wales, about 8% below the national guide. Treat the table as a budgeting aid; the written figure follows a survey we carry out for free.
| Type of job | What it usually involves | Guide in Holyhead |
|---|---|---|
| Terraced house or bungalow | A smaller pitched roof re-covered in concrete or clay tiles, including scaffolding. | £4,600–£9,200 |
| Typical semi-detached | A 3-bed semi re-roofed in concrete or clay tiles with new membrane, battens and leadwork. | £6,400–£14,000 |
| Detached or natural slate | Larger or more complex roofs, or any roof finished in natural slate. | £11,000–£23,000 |
What moves the price up or down:
- Roof area, pitch and the number of hips, valleys and dormers
- Covering material: concrete tile, clay tile or natural slate
- Chimneys, leadwork and roof windows to rework
- Scaffolding, access and the height of the house
Scope of the work
- Survey of the covering, timbers, chimneys and loft ventilation
- Scaffolding with edge protection, erected and removed
- Stripping old tiles or slates, battens and felt in stages
- Repairs or replacement of damaged rafters and fascia boards
- Ridges, hips and verges dry-fixed or bedded, with new leadwork
- Waste removal by skip and a clean site on completion
Local housing and a new roof
Slate defines much of Gwynedd, from quarrying villages such as Bethesda and Blaenau Ffestiniog with their stone terraces to slate roofs across the county. Bangor and Caernarfon have Victorian and Georgian streets, Anglesey has stone cottages and bungalows, and resorts such as Pwllheli and Barmouth have Victorian terraces and newer bungalows.
Stone and slate homes need breathable lime render and pointing, and slate roofs often need careful repair rather than replacement. Terraces suit loft conversions, and bungalows commonly take extensions and window upgrades.
With that background in mind, here is how we typically handle a new roof for homes in Holyhead, from the first visit to the finished result.
Permissions for a new roof in Holyhead
Which rules apply depends on where you live. For Holyhead, the answer is Wales, and the points below reflect that; we verify them with the council before quoting.
Re-roofing with similar materials does not usually need planning permission in Wales, except on listed buildings or where a conservation area restricts materials.
Building Regulations in Wales apply to major re-roofing, including insulation upgrades. 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.
The four stages
A visit to your home
A free survey comes first. It gives us what we need to price a new roof properly, including dimensions, existing materials and access for deliveries, and gives you the chance to ask anything you like.
Price and scope agreed
You get the price in writing, itemised so you can see where the money goes. As long as the specification stays the same, that is the price you pay for a new roof.
Plan and prepare
Before anyone starts, we confirm the programme in writing, check whether consents are required and arrange deliveries. If a skip or scaffolding on the road needs a permit, we apply for it.
The work itself
On site, the agreed plan is followed and any change is put in writing first. At completion we do a final clean, go through the snagging list with you and leave you with the relevant documents.
What you can expect from us
Questions about a new roof in Holyhead
Who do I deal with during the job?
One point of contact manages your project from survey to handover. They schedule the trades working under our contract, keep you updated on progress, and are the person to call with any question. You don't need to coordinate builders, electricians or decorators separately, because that is part of what we do.
How much does a new roof cost?
Re-roofing a typical 3-bed semi costs £6,400–£14,000, 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.
How do I know if I need a new roof or just repairs?
A roof needs replacing when problems are widespread, not isolated. Signs include many slipped, cracked or porous tiles, sagging between rafters, daylight or damp in the loft, perished felt that crumbles to the touch and repeated leaks in different places. A few slipped tiles or a loose ridge can usually be repaired. We inspect from outside and inside the loft and tell you honestly which is needed.
How long will a new roof last?
A well-installed roof lasts for decades. Concrete tiles typically last around 50 years or more, clay tiles longer, and natural slate can last a century with proper upkeep. Lifespan depends on the quality of materials, fixings, ventilation and leadwork, and on how exposed the roof is. Keeping gutters clear and fixing slipped tiles quickly helps it reach its full life.
Do you cover Caernarfon, Bangor, Gwynedd and Llandudno?
Yes. As well as Holyhead, we cover Caernarfon, Bangor, Gwynedd and Llandudno and the rest of Gwynedd. Our coverage is UK-wide, so the process is the same wherever you are: a free site survey, a quote in writing that fixes the price for the agreed scope, and one point of contact while the work is planned and carried out.
Near Holyhead
Coverage for Holyhead spans LL65. Close by, Caernarfon, Bangor, Gwynedd and Llandudno are covered too, and the rest of our UK-wide area follows the same survey-then-quote process from start to finish.