Roofing Costs in Ireland: 2026 Price Guide
What roofing work actually costs in Ireland, job by job, with the VAT position and how to read a quote so you can compare three of them fairly.
- Re-roof
- from €8,000
- Repairs
- €80 to €2,500
- VAT
- Check the quote
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.
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.
Compare Rated Roofers
What a Re-Roof Costs, Cheapest to Dearest
By covering, on a 70m² semi-detached house. A 120m² detached roof in natural slate runs from about €18,000 to €35,000.
Cheapest
Concrete or Clay Tile
from €8,000
Fibre cement slate sits here tooBased on a 70m² semi-detached house
Middle of the Road
Natural Spanish Slate
from €12,000
The usual upgrade on a re-roofBased on a 70m² semi-detached house
Real slate at a price most re-roofs can carry, which is why it is the common choice.
Most Expensive
Welsh or Killaloe Slate
from €18,000
Also where a large detached roof landsBased on a 70m² semi-detached house
Every price on this page is a general guide, correct at time of publish in July 2026, and none of them are quotes. Roofing costs move with access, scaffold, height, pitch, the condition of the timbers underneath and the materials you pick, so the only figure that means anything is a written quote for your own roof. See the full disclaimer.
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.
Flat Roof Systems
By membrane, supplied and fitted.
Always include an insulation upgrade when replacing a flat roof. Rigid PIR board cuts heat loss and improves the 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.
The Flat Roofing GuideRoof 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.
Repairs and Smaller Jobs
Priced per job, not per square metre.
Guide prices for 2026, not quotes. Smaller jobs price more predictably than a full re-roof, but access and county still move the figure. Any roofer will quote a repair free of charge.
The Roof Repairs GuideFascia, 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.
The Roofline
Standard semi-detached house.
Where damp inside the house starts more often than people expect, and the cheapest part of the roof to keep on top of.
The Roofline GuideVAT and Tax on Roofing Work in Ireland
Roofing is a construction service, so VAT applies to it: to roofing, fascia and guttering installation, flat roofing and the associated labour and materials supplied as part of a construction contract. The rate is set by Revenue and can change, and the rate that applies to a particular job can depend on how the work is made up, so the figure to go on is the one on your own quote rather than a number published anywhere else. What matters when you compare prices is simply whether each quote is inclusive or exclusive of VAT, because two quotes on a different basis are not comparable at all.
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.
Get Three, Itemised
A proper written quote should specify the exact scope of work, materials by brand and specification, the start date and expected duration, the payment schedule including any deposit, and whether the price includes VAT and scaffold.
Three quotes, minimum
Compare Line by Line
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 for the insurance cert
Treat the Cheapest With Caution
A price well below the other two usually means something has been left out: scaffold, VAT, underlay replacement or waste disposal. Large cash deposits, no fixed business address and reluctance to put it in writing are the common warning signs.
Low can mean incomplete
Common Questions
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 on labour and materials supplied as part of the contract. Always confirm whether a quote is inclusive or exclusive of VAT before comparing prices, because a quote given excluding VAT is not comparable with one that includes it. Ask each roofer to confirm the rate they are charging and what the total comes to. 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.
Three Quotes Beats Any Price Guide
Every figure on this page is a range. The only number that matters for your roof is the one a contractor writes down after looking at it, and there is no charge for asking three of them.