Re-roofing costs in Ireland
A full re-roof on a three-bedroom semi-detached house with approximately 70 square metres of roof area costs EUR 8,000-14,000 in concrete interlocking tile. The same job in natural Spanish slate rises to EUR 12,000-20,000, and in natural Irish Killaloe or Welsh slate to EUR 18,000-30,000 or more, reflecting the higher material cost and longer installation time of cut and pointed slate work.
These prices include 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. A larger detached house with 120 square metres of roof area will typically cost EUR 18,000-35,000 fully re-roofed in slate, depending on pitch complexity, chimney count and access.
Flat roof costs
For a small garage or return flat roof of around 20 square metres, expect to pay EUR 1,200-2,000 for a traditional three-layer felt replacement, EUR 2,000-3,500 for EPDM rubber membrane, or EUR 2,500-4,000 for GRP fibreglass. A flat roof extension of 40 square metres in EPDM or GRP will typically cost EUR 4,000-8,000, depending on whether existing decking needs replacing and whether new drainage outlets are being installed.
Always include the cost of insulation upgrade when replacing a flat roof. Adding 100mm of rigid polyisocyanurate (PIR) insulation board adds approximately EUR 20-35 per square metre to the job cost but significantly reduces heat loss through the roof and improves the building's BER rating. The SEAI Better Energy Warmer Homes scheme does not cover flat roof membranes directly but can fund insulation upgrades for qualifying homeowners as part of a broader energy improvement programme. Check eligibility at seai.ie and find a registered insulation contractor to carry out the work.
Repair costs
Individual slate replacement during a repair visit: EUR 80-200 per visit including materials. Re-pointing a full ridge in mortar on a semi-detached: EUR 600-1,500. Dry-fix ridge replacement (no mortar): EUR 1,200-2,500. Chimney repointing and flashing: EUR 400-900. Lead flashing replacement per linear metre: EUR 60-110. Flat roof patch repair for an isolated area: EUR 250-600. Emergency call-out for storm damage: EUR 200-400, typically covering a temporary fix and assessment.
Fascia, soffit and guttering costs
Full replacement of fascia, soffit and guttering in uPVC on a standard semi-detached house: EUR 1,800-3,500. The same job in aluminium: EUR 3,000-5,500. Replacing guttering only (without touching fascia and soffit) in half-round uPVC: EUR 600-1,400. Gutter cleaning: EUR 120-250 per visit. These prices are for 2026 and assume normal ground-level access; properties requiring scaffold for gutter work will be at the higher end of each range.
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.