Typical 2026 Scottish prices
Bungalow (single storey): £350–£500. Includes the conservatory roof if booked together.
3-bed semi (two storey, front and rear pitch): £450–£650.
4-bed detached (full roof, four pitches): £700–£950.
Large detached / three-storey villa: £1,000–£1,400.
All prices include a free gutter clear-down after the scrape — debris ends up in the gutters anyway.
Why Scottish roof cleaning costs more than south-England quotes
Moss is significantly heavier in central Scotland — Glasgow and Paisley average 170+ wet days a year. A typical Scottish roof carries 2–3x more moss by weight than a comparable Surrey or Kent roof.
Hand-scraping is mandatory, not optional. Soft-wash alone can't shift Scottish moss build-up — it has to come off physically before chemical treatment.
Concrete tile (Marley, Redland, Sandtoft) dominates in Scotland and holds moss harder than the clay pantiles common further south.
Biocide treatment is essential, not a nice-to-have. Without it, Scottish roofs regrow visible moss within 18 months.
What the price should include
Roof inspection from ground and ladder.
Hand-scrape from the ridge down — debris controlled into gutters.
Full low-pressure soft-wash rinse.
Long-life biocide treatment (4–6 year lifespan in Scotland).
Free gutter clear-down once scraping is finished.
Cleanup of debris on the ground, driveway, garden.
What raises the Scottish price
Three-storey houses (West End villas, Bearsden detached) — scaffold or extra-long pole work adds £150–£400.
Limited access — narrow back-courts, no driveway to run kit from, terraced houses where neighbours' gardens need crossing.
Slate roofs — typically 20% more than concrete tile because each slate is checked individually for damage.
Tile repair as part of the job — broken or slipped tiles spotted during the clean, repaired at £15–£25 each.
What you should NOT pay for
Pressure washing the roof. If you're being quoted for a pressure-wash on tiles, refuse and find another cleaner — it strips the protective sand coating and shortens tile life by 5–15 years.
Annual cleans. A proper Scottish roof clean with biocide treatment lasts 4–6 years. Anyone selling annual cleans is overselling.
Cold-calling 'urgent' work. If someone knocks the door saying your roof needs immediate attention, it's almost always a sales pitch — ask for photos from your roof before agreeing to anything.