Last updated: July 2026
Re-roofing costs in Ireland
Re-roofing costs in Ireland are driven mostly by the covering you choose and the size and complexity of the roof. Every price below includes erecting and dismantling scaffold, stripping the existing covering, fitting new breathable sarking felt, fixing new treated timber battens, and laying the new tiles or slates, with new ridge, hips and valley flashings as required.
| Roof covering | Typical job | Cost |
|---|---|---|
| Concrete interlocking tile | 70m² semi-detached | EUR 8,000 to 14,000 |
| Natural Spanish slate | 70m² semi-detached | EUR 12,000 to 20,000 |
| Irish Killaloe or Welsh slate | 70m² semi-detached | EUR 18,000 to 30,000+ |
| Natural slate re-roof | 120m² detached | EUR 18,000 to 35,000 |
The higher slate figures reflect the greater material cost and the longer installation time of cut and pointed slate work. Pitch complexity, chimney count and site access all move a job up or down within these ranges.
Flat roof costs
Flat roof costs depend on the membrane system and the area covered. A traditional three-layer felt replacement is the cheapest option, while EPDM rubber and GRP fibreglass cost more but last considerably longer.
| System | Area | Cost |
|---|---|---|
| Three-layer felt | ~20m² garage or return | EUR 1,200 to 2,000 |
| EPDM rubber membrane | ~20m² garage or return | EUR 2,000 to 3,500 |
| GRP fibreglass | ~20m² garage or return | EUR 2,500 to 4,000 |
| EPDM or GRP | 40m² extension | EUR 4,000 to 8,000 |
| Add 100mm PIR insulation | per m² | EUR 20 to 35 |
Always include an insulation upgrade when replacing a flat roof. Rigid polyisocyanurate (PIR) board cuts heat loss through the roof and improves the building's BER rating while the deck is open. SEAI grants do not cover the membrane itself, but insulation carried out at the same time can qualify, so it is worth checking eligibility at seai.ie and finding a registered insulation contractor before the work starts.
Roof repair costs
Roof repair costs in Ireland are usually a fraction of a full re-roof, priced per job rather than per square metre. Storm damage call-outs cover a temporary fix and an assessment, so you know whether a repair or a replacement is the right next step.
| Repair | Cost |
|---|---|
| Individual slate replacement | EUR 80 to 200 per visit |
| Full ridge re-pointing in mortar | EUR 600 to 1,500 |
| Dry-fix ridge replacement | EUR 1,200 to 2,500 |
| Chimney repointing and flashing | EUR 400 to 900 |
| Lead flashing replacement | EUR 60 to 110 per linear metre |
| Flat roof patch repair | EUR 250 to 600 |
| Storm damage emergency call-out | EUR 200 to 400 |
Fascia, soffit and guttering costs
Fascia, soffit and guttering costs vary with the material and whether the fascia and soffit are replaced alongside the gutters. uPVC is the standard choice, while aluminium costs more but carries a longer service life. Properties that need scaffold for gutter access sit at the higher end of each range.
| Job | Cost |
|---|---|
| Fascia, soffit and guttering, uPVC | EUR 1,800 to 3,500 |
| Fascia, soffit and guttering, aluminium | EUR 3,000 to 5,500 |
| Guttering only, half-round uPVC | EUR 600 to 1,400 |
| Gutter cleaning | EUR 120 to 250 per visit |
VAT and tax on roofing work in Ireland
Construction services in Ireland are subject to VAT at the reduced rate of 13.5%. This applies to roofing, fascia and guttering installation, flat roofing and all associated labour and materials supplied as part of a construction contract. Always confirm whether a quote is inclusive or exclusive of VAT before comparing prices: a quote of EUR 10,000 excluding VAT is effectively EUR 11,350 all in.
If a contractor offers to do work without providing a VAT invoice or suggests a lower price for cash payment, this is a significant warning sign. Work without a proper invoice has no legal standing: if something goes wrong, you have no contract to enforce and no basis for an insurance claim. The Revenue Commissioners also operate a Construction Contracts Monitoring Unit that investigates unreported construction activity.
The original Home Renovation Incentive (HRI) tax relief scheme has ended. The current route for energy-related upgrades is through SEAI grant schemes. Keep all invoices from roofing work: they form part of the property record, may be required for future insurance claims, and are relevant if the property is ever sold and a BER assessment commissioned.
How to get accurate roofing quotes
Always get at least three written, itemised quotes before committing to any roofing work above minor repairs. A proper written quote should specify: the exact scope of work, materials by brand and specification (for example, "Tegral Ultralite 50 concrete tile in Charcoal Grey" rather than just "concrete tile"), the start date and expected duration, the payment schedule including any deposit required, and whether the price is inclusive or exclusive of VAT and scaffold.
Be wary of any quote that provides only a total price with no breakdown. You cannot compare two quotes fairly unless they specify the same materials and scope: a quote for Spanish slate is not comparable to one for concrete tile, and a quote that excludes scaffold may look cheaper on paper but is not cheaper in practice. Ask each contractor to show you their current public liability insurance certificate before they start work: this is a basic professional standard and any hesitation about producing it is a red flag.
Unusually low prices warrant caution rather than celebration. A price significantly below the other two quotes may indicate that essential items such as scaffold, VAT, underlay replacement or waste disposal have been omitted. Ask the low bidder to explain what is included and compare line by line. Requests for large cash deposits before work begins, no fixed business address, or reluctance to provide a written contract are all common warning signs in the roofing sector.
Roofing cost FAQs
How much does it cost to re-roof a house in Ireland?
A full re-roof on a typical three-bedroom semi-detached house of around 70 square metres costs EUR 8,000 to 14,000 in concrete interlocking tile, rising to EUR 12,000 to 20,000 in natural Spanish slate. A larger detached house of 120 square metres re-roofed in slate typically runs EUR 18,000 to 35,000, depending on pitch, chimney count and access. Prices include scaffold, stripping the old covering, new felt and battens, and the new tiles or slates.
How much does a new flat roof cost?
A small garage or return flat roof of around 20 square metres costs EUR 1,200 to 2,000 in three-layer felt, EUR 2,000 to 3,500 in EPDM rubber, or EUR 2,500 to 4,000 in GRP fibreglass. A 40 square metre flat roof extension in EPDM or GRP typically costs EUR 4,000 to 8,000. Adding rigid insulation is roughly EUR 20 to 35 per square metre and is worth doing while the roof is open.
Is there VAT on roofing work in Ireland?
Yes. Roofing is a construction service and carries VAT at the reduced rate of 13.5 percent on labour and materials supplied as part of the contract. Always confirm whether a quote is inclusive or exclusive of VAT before comparing prices, a quote of EUR 10,000 excluding VAT is EUR 11,350 all in. A contractor who will not provide a VAT invoice is a warning sign.
Are there grants for roofing in Ireland?
There is no SEAI grant for the roof covering itself. Grants apply to insulation, so if you insulate the attic or roof while the scaffold is up and the roof is open, that work can qualify. The Home Renovation Incentive has ended, and the current route for energy upgrades is through SEAI schemes. Keep every invoice for the property record and any future BER assessment.
How much does it cost to replace fascia and guttering?
Full replacement of fascia, soffit and guttering on a standard semi-detached house costs EUR 1,800 to 3,500 in uPVC, or EUR 3,000 to 5,500 in aluminium. Replacing guttering only, without touching the fascia and soffit, is EUR 600 to 1,400 in half-round uPVC. Gutter cleaning is EUR 120 to 250 per visit. Work that needs scaffold sits at the higher end.
Why is one roofing quote much cheaper than the others?
An unusually low quote usually means something has been left out, commonly scaffold, VAT, underlay replacement or waste disposal. Ask the low bidder to itemise exactly what is included and compare line by line. Large cash deposits before work starts, no fixed business address, or reluctance to put the contract in writing are all common warning signs in the roofing trade.