Planning a roof replacement is a significant investment. Understanding the costs involved helps you budget effectively and make informed decisions about materials and contractors. Here’s everything you need to know about roof replacement costs in Ireland for 2025.
Average Roof Replacement Costs in Ireland
By Roof Size (Average Semi-Detached Home)
- Small roof (80-100 m²): €8,000 - €15,000
- Medium roof (100-140 m²): €12,000 - €22,000
- Large roof (140-200 m²): €18,000 - €35,000
- Very large roof (200+ m²): €30,000 - €50,000+
These estimates include materials, labor, scaffolding, and disposal of old roofing materials.
By Roofing Material
Different materials have vastly different price points and lifespans:
Asphalt Shingles
- Cost: €35-60 per m² installed
- Lifespan: 15-30 years
- Best for: Budget-conscious homeowners, modern homes
Concrete/Clay Tiles
- Cost: €60-100 per m² installed
- Lifespan: 50-100 years
- Best for: Traditional Irish homes, durability seekers
Learn more about tile options in our roof slating & tiling service.
Natural Slate
- Cost: €90-150 per m² installed
- Lifespan: 75-150 years
- Best for: Period homes, premium properties, conservation areas
Slate is the gold standard for Irish roofs. See our guide: Choosing the Right Roofing Material.
Metal Roofing (Steel/Aluminum)
- Cost: €55-95 per m² installed
- Lifespan: 40-70 years
- Best for: Modern homes, eco-conscious homeowners
Copper Roofing
- Cost: €120-200 per m² installed
- Lifespan: 100+ years
- Best for: Premium properties, distinctive architectural style
Explore our copper roofing services for stunning, long-lasting installations.
Flat Roof Systems (EPDM/TPO/GRP)
- Cost: €70-130 per m² installed
- Lifespan: 20-35 years
- Best for: Extensions, modern builds, commercial properties
For flat roof options, see our flat roof specialists.
What’s Included in Roof Replacement Costs?
A complete roof replacement typically includes:
Materials
- New roofing material (tiles, slates, membrane)
- Underlayment/felt
- Battens and fixings
- Ridge tiles and fittings
- Flashing and trim
- Ventilation components
Labor
- Removal of existing roof
- Structural repairs if needed
- Installation of new system
- Cleanup and disposal
Additional Costs
- Scaffolding: €800-2,500 depending on property height
- Waste disposal: €300-800
- Building regulations compliance: €200-500
- Surveys and inspections: €150-400
Optional Upgrades
- Improved insulation: €1,500-4,000
- New skylights: €500-1,500 per skylight (see our skylight services)
- Gutter replacement: €800-2,000
- Chimney repairs: €500-3,000 (see chimney repair services)
Factors That Affect Roof Replacement Cost
1. Roof Complexity
- Simple gable roof: Lower cost
- Hip roof: Moderate cost
- Multiple valleys, dormers, chimneys: Higher cost
- Steep pitch: Adds 15-25% to labor costs
2. Access and Location
- Easy access: Standard pricing
- Limited access: 10-20% premium
- Urban Dublin locations (D4, D6, D8): Potential parking/access challenges
- Coastal exposure (Dalkey, Howth): May require wind-resistant specifications
3. Structural Condition
- Sound structure: Standard pricing
- Rotten battens: Add €1,000-3,000
- Rafter repairs: Add €2,000-6,000
- Fascia/soffit replacement: Add €1,500-4,000
A pre-replacement roof inspection can identify these issues early.
4. Time of Year
- Peak season (May-September): Higher demand, potential premiums
- Off-season (November-February): Better availability, possible discounts
- Weather delays: Budget extra time in winter months
5. Property Type
- Semi-detached house: Standard pricing
- Detached house: 20-40% more due to size
- Terraced house: Potentially less due to shared walls
- Commercial property: See commercial roofing services
Cost Breakdown Example: Medium Semi-Detached Home
Property: 120 m² semi-detached house, Dublin
Material: Concrete roof tiles
Pitch: Standard
- Materials: €4,800 (€40/m² × 120m²)
- Labor: €6,000 (€50/m² × 120m²)
- Scaffolding: €1,200
- Waste disposal: €400
- Minor repairs: €600
- VAT (13.5%): €1,755
Total Cost: €14,755
Ways to Save on Roof Replacement
1. Compare Multiple Quotes
Get at least 3-5 detailed quotes from reputable contractors. Beware of quotes significantly lower than average—they may indicate:
- Substandard materials
- Shortcuts in workmanship
- Hidden costs to come
- Uninsured contractors
2. Time Your Project
Schedule during off-peak months (October-March) when contractors have more availability and may offer competitive pricing.
3. Combine Projects
If you need multiple services, bundle them:
- Roof replacement + gutter installation
- Roof replacement + chimney repairs
- Roof replacement + skylight installation
4. Consider Material Alternatives
While natural slate is premium, quality concrete tiles offer excellent durability at lower cost. Compare options in our roofing materials guide.
5. Regular Maintenance
Proper maintenance can extend your roof’s life by 5-10 years, delaying replacement costs. Follow our maintenance checklist.
6. Explore Grants and Tax Relief
Check for:
- Home Renovation Incentive (HRI) - 13.5% tax credit
- SEAI grants if adding insulation
- Local council improvement grants
Repair vs. Replacement: When to Choose Each
When Repair is Appropriate:
- Damage limited to small area (< 30% of roof)
- Roof less than 15 years old
- Budget constraints
- Recent storm damage (may be covered by insurance)
See our roof repair services for assessment.
When Replacement is Necessary:
- Roof over 20 years old with widespread damage
- Multiple areas of concern
- Recurring leaks despite repairs
- Sagging or structural issues
- Planning to sell (new roof adds value)
Financing Your Roof Replacement
Payment Options:
- Cash payment - Often eligible for small discount (2-5%)
- Credit union loans - Competitive rates for home improvements
- Home improvement loans - Available from most Irish banks
- Remortgaging - If you have equity in your home
- Payment plans - Some contractors offer staged payments
Tax Benefits:
- Home Renovation Incentive: 13.5% tax credit on qualifying work over €5,000
- Must be:
- Carried out by qualifying contractors
- On your principal private residence
- Properly documented with receipts
Choosing the Right Contractor
When comparing quotes, evaluate:
✅ Experience: 10+ years in Irish roofing
✅ Insurance: Full public liability coverage
✅ References: Recent projects you can view
✅ Detailed quote: Itemized costs, no hidden fees
✅ Warranty: Materials AND workmanship guarantees
✅ Local presence: Serving your area (find your local Dublin roofer)
✅ Professional associations: CIF membership, etc.
Red Flags to Avoid:
❌ Pressure for immediate decision
❌ Large upfront deposits (50%+)
❌ No written contract
❌ Cash-only, no VAT receipts
❌ No fixed address or insurance
❌ Extremely low quotes
What Our Roof Replacement Includes
At BookMyRoofer.ie, every replacement project includes:
- Free detailed survey and quote
- Complete material specifications
- Full scaffold erection and safety measures
- Removal and responsible disposal of old materials
- Quality materials with manufacturer warranties
- Skilled installation by experienced teams
- Thorough cleanup
- Final inspection and warranty documentation
- Insurance claim assistance if applicable
We serve all Dublin areas including Rathfarnham, Templeogue, Tallaght, and beyond.
Long-Term Value of Quality Roofing
While roof replacement is expensive, consider the long-term value:
ROI Benefits:
- Energy savings: Proper insulation reduces heating costs by 15-30%
- Property value: New roof can add 5-10% to home value
- Peace of mind: 25-100 year lifespan depending on material
- Insurance savings: Some insurers offer discounts for new roofs
- Reduced maintenance: Minimal costs for 15-20+ years
Typical Payback Period:
- Through energy savings alone: 15-25 years
- When factoring property value increase: 5-10 years
- Through avoided emergency repairs: Immediate
Sustainable Options
Consider eco-friendly roofing for additional benefits:
- Solar-ready systems
- Recycled materials
- Cool roofing for energy efficiency
- Green roof systems
Learn more: Sustainable Roofing Options and Green Roof Benefits.
Related Cost & Planning Guides
Essential reading for your roofing project:
- Choosing the Right Roofing Material - Material comparison
- Flat vs Pitched Roofs - Cost differences
- Roof Maintenance Checklist - Extend roof life
- 5 Signs You Need a New Roof - Assessment guide
Get Your Free Roof Replacement Quote
Ready to discuss your roof replacement project? We provide detailed, transparent quotes with no obligation.
Call: +353 89 981 9675 or request your free quote online
Our experienced team will assess your property, discuss material options, and provide a comprehensive quote tailored to your needs and budget.
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