Choose zinc when your extension has a shallow pitch, a modern design or a structure that cannot carry much weight, and you are happy to pay more for a roof that can last 60 to 100 years. Choose tiles when you want to match an existing pitched roof, keep the cost down and stay on the safest planning footing. The right answer depends on the pitch, the structure and the look you want, not on one material being better.
Below we compare the two on weight, lifespan, maintenance, cost and planning, then cover the questions that come up next: tiled roof versus other metal roofs, and glass splashback or tiles once the kitchen is inside.
TL;DR
- Zinc is far lighter than tiles and works at shallow pitches, so it suits flat-ish extension roofs and contemporary designs.
- Zinc usually costs more: around £80 per m² for sheet against about £25 per m² for concrete tiles, before labour and extras.
- Properly installed zinc can last 60 to 100 years. Concrete interlocking tiles typically last 40 to 60 years.
- Swapping materials can trigger a planning application, so check before you order anything.
- For a kitchen, glass splashbacks are seamless but must be measured exactly; tiles give more choice and are easier to adjust.
Table of Contents
- What each roof actually is
- Weight and structure
- Pitch and design
- Lifespan and maintenance
- What each costs in the UK
- Tiled roof versus other metal roofs
- Planning and building regulations
- How to choose
- Our perspective
- Planning an extension roof with one team
- Glass splashback or tiles in the new kitchen
- FAQ
- Sources
What each roof actually is
A tiled roof is made of individual clay or concrete tiles laid over battens on a pitched timber structure. It is the default across most of Birmingham, Solihull and the wider West Midlands, which is why it blends in so easily with existing homes.
A zinc roof is a sheet metal covering, usually installed as standing seam, where panels are joined with raised folded seams. It is a different kind of roof, not just a different tile. It is lighter, can sit on much lower pitches and gives a clean, sharp line that suits modern extensions.
The two behave very differently, so the comparison runs through the structure underneath as much as the covering on top.
Weight and structure
Weight is the most practical difference. Metal roofs are much lighter than concrete or clay tiles, which can suit a structure that would struggle with a heavy tiled load. Another roofing guide puts tiles at 6 to 10 times heavier than metal roofing, but we would rather give you the principle than lean on that ratio: your engineer works out the real loads for your build.
Why this matters on an extension:
- Over existing walls. A double-storey or over-garage extension puts new load on foundations and walls that were not built for it. A lighter roof reduces what the structure has to carry.
- Roof timbers. Tiles need a stronger, more closely spaced rafter arrangement. Zinc needs a solid, well-ventilated deck beneath it, but the roof structure can be lighter.
- Cost knock-on. A lighter roof can mean lighter steelwork or foundations, which partly offsets the higher price of the covering. Your structural engineer should confirm this on your specific design, not us in general.
With a tiled roof, the structure has to be sound and designed for the load from the start. That is straightforward on a new build extension, but it is worth getting right at design stage rather than finding out at the roof.
Pitch and design
Tiles need a minimum pitch to shed water. Below that pitch, tiles are the wrong tool. Standing-seam metal works at shallow pitches where tiles cannot be used and gives modern extensions a clean, contemporary look.
That matters on rear and side-return extensions where a full-height pitched roof would block light from the first-floor windows or breach height limits. A low-pitch zinc roof lets you keep the roof line down and still have a properly watertight covering. If headroom is tight, our guide to warm versus cold roof construction on low-pitch extensions explains how insulation sits in the build-up. For the wider question of shape, see flat roof versus pitched roof for UK extensions.
The look is the other half of it. Tiles say traditional and match the house. Zinc says deliberate contrast: grey, slim and architectural. Neither is wrong. A Victorian semi in Moseley with a tiled main roof often looks best with a tiled or similar-toned extension, while a 1930s house with a flat-roofed rear box can take a zinc roof beautifully.
Lifespan and maintenance
Zinc has the longer track record on paper. A properly installed and detailed zinc roof could have a service life of 60 to 100 years. It is also highly corrosion-resistant and self-healing, so surface scratches recover over time, according to the same source.
Standard concrete interlocking tiles in the UK typically last 40 to 60 years. Clay tiles are generally regarded as longer-lived, but we would not put a number on it without a manufacturer's guarantee in front of you.
On upkeep:
- Zinc is virtually maintenance-free, but the manufacturer's technical guidance still says the roof should be regularly inspected, with foreign matter removed and gutters kept clear so water flows freely.
- Tiles need an occasional look for slipped or cracked units, mossy areas and failing ridge mortar, and a clear gutter, like any roof.
The long-life claims for any roof depend on correct installation, ventilation and detailing. That is why who fits it matters as much as what is fitted.
What each costs in the UK
Costs are where most people make the decision, so it is worth being careful about what a figure includes.
The Federation of Master Builders lists concrete interlocking tiles at about £25 per m² in materials and zinc sheets at around £80. It stresses these are for comparison, not whole-roof budgets: labour, accessories, scaffolding, waste, VAT and structural repairs all change the final quote.
For supplied and fitted zinc, the manufacturer says prices are usually £100 to £200 per m², including flashings, trims and clips but excluding substrates, with location, complexity and size affecting cost. Homebuilding magazine budgets £130 to £160 per m² for specialist zinc materials, and typical installed costs of £14,000 to £20,000 for an extension or roof.
For tiles, the same guide gives £12,000 to £18,000 for a new clay-tiled roof on a detached home, and £6,500 to £10,000 for a pitched roof with Roman tiles on a small terrace.
| Tiled roof | Zinc roof | |
|---|---|---|
| Materials (FMB, per m²) | About £25 for concrete interlocking tiles | Around £80 for zinc sheet |
| Supplied and fitted | Varies by tile type and roof size | Usually £100 to £200 per m² (manufacturer figure, excluding substrate) |
| Whole-roof guide | £6,500 to £10,000 small terrace; £12,000 to £18,000 detached in clay | £14,000 to £20,000 for an extension or roof |
| Typical lifespan | 40 to 60 years for concrete tiles | 60 to 100 years if properly installed |
| Minimum pitch | Needs a steeper pitch | Works at shallow pitches |
Two things to keep in mind. First, an extension roof is small, so the gap in pounds is often smaller than the per-m² gap suggests, while hips, valleys, rooflights and chimneys add hand-cut detail that raises the price of either. Second, metal roof prices vary by profile, colour, protective coating and location and are usually priced after a survey and specification, so treat any online number as a starting point.
If you want to see how the roof fits into the whole project budget, our guide to budgeting a rear extension walks through the main cost lines. For a deeper look at how standing seam compares with other metal profiles over its life, there is a useful write-up on standing seam versus corrugated metal.
Tiled roof versus other metal roofs
Zinc is one metal among several. Steel is the cheaper option, at around £20 per m² for sheet according to the FMB, while zinc costs more and offers a contemporary finish and a protective patina.
When you compare any metal roof with tiles, the same practical points apply:
- Metal may need extra layers to manage condensation or soften rain noise, and a properly designed supporting structure.
- Metal re-roofing costs depend on the metal type, roof complexity, whether the deck needs renewing and access for lifting long sheets safely.
- Tiles are modular, so repairs are simple and small, and the look is familiar to planners and neighbours.
On a new extension, the noise and condensation points are designed out from the beginning with the right build-up, rather than patched later.
Planning and building regulations
A new extension roof is part of the extension, so it is covered by your planning route and building regulations from the start. Our guide to permitted development extension rules in England explains the limits, and materials are one of them: the finish generally has to be in keeping with the existing house if you rely on permitted development. A zinc roof on a brick house may therefore need a closer look than a matching tile.
If you are replacing the roof on an existing house instead, councils give clear guidance. One local authority notes that like-for-like replacement of roof coverings normally does not need planning consent, but changing materials or raising the roof profile may. It also says building regulations approval is generally required when re-roofing 50% or more of the roof area, or when changing elements such as insulation or ventilation. Rules are national in England, but always confirm with your own local planning authority, particularly if you live in a conservation area.
How to choose
Work through these in order:
- Pitch. If the design needs a shallow pitch, zinc or another metal is likely the answer.
- Structure. If walls or foundations are limited, ask the engineer what a lighter covering saves.
- Street and house. Match, or contrast on purpose. Do not drift between the two.
- Budget. Compare supplied-and-fitted quotes for both on the same drawings, not materials-only prices.
- Time horizon. If you will be there for decades, zinc's longer service life counts. If you may sell in ten years, a matching tile may protect value just as well.
Our perspective
We build extensions across Birmingham, Solihull and the surrounding areas, and the roof is rarely a stand-alone decision. It is tied to the pitch, the ceiling height, the structure, the planning route and the look of the finished room. That is why we would rather settle it at design stage with one team than leave it to be argued over between a designer, an engineer and a roofer.
Our view is simple. Tiles are the sensible default where the roof is pitched and needs to match. Zinc earns its higher price where the design is modern, the pitch is shallow, or the structure benefits from a lighter load. We give you realistic budgets before any site survey, so you see what the roof choice means for the whole job before you commit.
We would also say this to any first-time renovator: do not choose a roof from a photo. Ask for the build-up, the guarantee and the detailing around rooflights and walls, because that is where roofs succeed or fail.
— Raja
Planning an extension roof with one team
If you are weighing zinc against tiles for a single-storey, double-storey, rear, side-return, wrap-around or over-garage extension, we can help you decide on the drawings and the budget together. We manage design, planning, building regulations and construction as one team, with staged payments tied to milestones.
Tell us what you are planning on the Extension Kings homepage and we will talk you through roof options for your house. If you are thinking about an over-garage addition, our extension costs guide for the West Midlands is a good place to start.
Glass splashback or tiles in the new kitchen
Many extensions are kitchen-diners, so the next decision is often the splashback. The same logic applies as with roofs: neither is better in every kitchen.
Glass gives a seamless surface with no grout lines, so it wipes clean quickly. The trade-off is that it is made to measure. Toughened glass cannot be cut once manufactured, so it is ordered after the units and appliances are in place and the walls are finished, with sockets and hob positions marked exactly.
Tiles give you a far wider choice of size, pattern and finish, and individual tiles can be cut on site to fit awkward corners. Grout lines need occasional cleaning and, over time, resealing or renewal.
A simple rule: choose glass for a sleek, low-maintenance wall behind the hob in a modern kitchen, and tiles where you want texture, colour or a traditional feel. Price differences depend heavily on the tile you choose, because premium large-format porcelain or natural stone narrows the gap with glass. Ask your kitchen fitter for a measured quote on both before you decide, and plan the sockets and lighting before either goes up.
FAQ
Is a zinc roof better than a tiled roof?
Neither wins everywhere. Zinc is lighter, works at shallow pitches and can last 60 to 100 years when properly installed, but it costs more. Tiles are cheaper, match most existing homes and are easy to repair.
Does a zinc roof cost more than tiles?
Generally yes. The FMB gives about £80 per m² for zinc sheet against around £25 for concrete tiles in materials, and fitted zinc is usually £100 to £200 per m² according to the manufacturer. Final quotes depend on labour, scaffolding, complexity and VAT.
Do I need planning permission to change from tiles to zinc?
Possibly. Like-for-like replacement normally does not need planning consent, but changing materials may. For a new extension the roof is judged as part of the whole design, so check with your local planning authority or ask us to handle it.
Does a zinc roof need maintenance?
Very little, but not none. Manufacturer guidance says to inspect the roof regularly, remove foreign matter and keep gutters clear so water runs freely.
Should I choose a glass splashback or tiles?
Glass suits a seamless, easy-clean modern look and is made to measure after the kitchen is fitted. Tiles offer more choice and easier on-site adjustment, with grout that needs occasional upkeep.
Sources
- Zinc Roofs: All You Need to Know About Choosing Zinc, Homebuilding & Renovating
- How much does a new roof cost? Homebuilding & Renovating
- Roofing materials cost UK, Federation of Master Builders
- VMZINC UK frequently asked questions
- VMZINC general technical recommendations, March 2024
- Guidance for re-roofing projects, Horsham District Council
- Best Roofing Material UK 2026
- Metal and Standing Seam Roofing for UK Homes
- Can you put a metal roof on a house in the UK?