A new roof in Ireland typically costs €8,000–€18,000 to re-roof a 3-bed semi, or roughly €100–€200 per m² for a pitched roof (indicative 2026 ranges). Flat roof coverings in felt, EPDM, or fibreglass run around €80–€150 per m². The main variables are roof size, pitch, the slate or tile chosen, and whether the timbers and underlay need work.
Re-roof vs repair
The first question is whether you need a full re-roof at all.
A repair — replacing a handful of slipped or cracked slates, re-bedding ridge tiles, or fixing flashing — is far cheaper and right when the rest of the covering and the underfelt are sound. A full re-roof strips the covering, renews the breathable membrane and battens, and re-lays tiles or slates. It is warranted when the covering is widely failing, the underfelt has perished, nail fatigue is causing repeated slips, or you have ongoing leaks and damp.
Cost by roof type
| Job | Indicative 2026 range |
|---|---|
| Localised slate/tile repair | €200–€1,000 |
| Pitched re-roof (per m²) | €100–€200 |
| 3-bed semi re-roof (total) | €8,000–€18,000 |
| Flat roof — felt/EPDM/fibreglass (per m²) | €80–€150 |
| Ridge re-bedding and flashing | €500–€2,000 |
| Velux / rooflight installation | €1,500–€3,500 each |
Natural slate, clay tiles, and steep or complex roofs sit at the higher end; concrete tiles and simple pitches at the lower end. These are indicative 2026 ranges — get at least three written quotes after a roofer has inspected the roof.
What affects the price
- Roof area and pitch — bigger and steeper roofs need more material, scaffolding, and time.
- Covering material — natural slate and clay cost far more than concrete tiles.
- Structural condition — replacing rotten battens, rafters, or fascia adds cost once the covering is off.
- Underlay and ventilation — a new breathable membrane and proper ventilation are part of a quality re-roof.
- Complexity — valleys, hips, dormers, chimneys, and rooflights all add labour and flashing detail.
- Access and scaffolding — two-storey and awkward sites need more scaffolding.
Signs you need a new roof
- Repeated leaks, water stains on ceilings, or damp in the attic
- Multiple slipped, cracked, or missing slates and tiles
- Sagging roofline or visible daylight through the roof from inside
- Perished, brittle underfelt and widespread nail fatigue
- Granules from concrete tiles collecting in gutters, or moss-clogged failing tiles
Re-roofing is the time to insulate
This is the money-saving point. With the roof open, scaffolding up, and access easy, a re-roof is the ideal moment to upgrade insulation. You can top up or renew attic insulation at ceiling level, or insulate at rafter level if you want a warm-roof attic, and improve roof ventilation at the same time. Doing it during the re-roof avoids a separate, more disruptive job later.
It also helps your energy performance. Better roof insulation reduces heat loss and supports a stronger BER rating. And the insulation element may qualify for support — check our insulation grants guide for what SEAI offers when the work is done to standard by a registered contractor.
Ways to save
- Repair where you can. Don’t pay for a full re-roof if a targeted repair will do — get an honest inspection first.
- Bundle the insulation. Adding attic insulation while the roof is open is cheaper than a standalone job.
- Mind the gutters and fascia. Replacing fascia, soffit, and gutters during the same scaffolding visit avoids paying twice for access.
- Get the spec right. A proper breathable membrane and ventilation prevents condensation problems that cost far more to fix later.
There is no grant for the roof covering itself, but the insulation you add during the works can attract SEAI insulation grants. For how a roof fits a larger project, see our full house renovation cost guide.
Re-roofing soon? Plan the insulation at the same time — see attic insulation and insulation grants.