Re-roofing
Re-roofing a house
A full re-roof strips the roof back to the rafters and puts on a new membrane, battens and covering. On a two-storey semi that's €9,000 to €14,000 in concrete tile, incl. VAT (RoofQuote.ie), and €9,000 to €16,500 to strip and re-slate in fibre cement (Recommended Roofing).
- €9,000 to €14,000a new concrete tile roof on a two-storey semi, incl. VAT (RoofQuote.ie)
- €16,000 to €24,000the same house in natural slate (RoofQuote.ie)
- 3 to 10 daysfor most house roofs, weather allowing (BookMyRoofer.ie)
- 13.5% VATon roofing work on a house, not 23% (Revenue)
FreeNo obligationOne company rings you, not fiveNothing agreed until you accept a written price
Cost check
What a new roof costs for your size
Two taps: the material and roughly how big the roof is. The answer is a published Irish rate times your area.
Published rate × your roof area
€7,200 to €10,800
80 m² at RoofQuote.ie's published €90 to €135 a m² to replace a roof in concrete tile (VAT not stated). Our multiplication, not a quote. At BookMyRoofer.ie's €65 to €120 a m² installed, it's €5,200 to €9,600.
- RoofQuote.ie's whole-job price for a two-storey semi (a 60 to 80 m² roof) is €9,000 to €14,000 in concrete tile and €16,000 to €24,000 in natural slate, incl. VAT and scaffolding (RoofQuote.ie).
- Stripping and disposing of the old roof is published at €800 to €1,500 (RoofQuote.ie).
- Roofing work on a house is at the 13.5% VAT rate (Revenue). Ask whether the written price includes it.
How this is worked out
The roof area you pick, times RoofQuote.ie's published replacement rate a m² for that material. BookMyRoofer.ie's installed rates are shown next to it where it publishes one. The multiplication is ours. Rates read on 3 November 2026. The area is the slope of the roof, not the floor: a pitched roof is bigger than the house's footprint. The labels are rough guides; the roofer measures it. Chimneys, valleys, dormers, rotten timbers and access all move the price. It's an estimate, never a quote.
Layer by layer
What goes on a re-roof
- Scaffolding, up a day or two before the work starts.
- The strip: old slates or tiles, battens and felt off, into the skip.
- The timbers checked: rotten rafters, the ridge board or the fascia repaired or replaced.
- A breathable membrane over the rafters, and new treated battens (with counter-battens where the system needs them).
- The new covering, with lead or other flashings at the chimney, the walls and the valleys.
- The ridge and hips, usually dry-fixed now rather than bedded in mortar, and vents at the eaves and ridge.
- The roofline: gutters, fascia and soffit, if they're being done while the scaffolding is up.
Recommended Roofing lists most of these as part of its re-roof: scaffolding, a breathable membrane, counter-battens, lead flashings at chimneys and junctions, dry-fix ridges, roof and tile vents and debris removal. RoofQuote.ie's examples include strip and disposal, new felt, battens and tiles or slates.
Prices
What a re-roof costs
| Job | Published price | VAT | Source |
|---|---|---|---|
| Complete new roof, 3-bed semi, concrete tiles | €8,500 to €14,000 | VAT not stated | Recommended Roofing |
| Full re-roof, strip and re-slate, fibre cement | €9,000 to €16,500 | VAT not stated | Recommended Roofing |
| Concrete tile, two-storey semi | €9,000 to €14,000 | incl. VAT | RoofQuote.ie |
| Natural slate, two-storey semi | €16,000 to €24,000 | incl. VAT | RoofQuote.ie |
| Mid-size tile re-roof, rest of Ireland | €7,200 to €13,500 | VAT not stated | BookMyRoofer.ie |
| Natural slate re-roof, rest of Ireland | €9,800 to €19,500 | VAT not stated | BookMyRoofer.ie |
| Stripping and disposing of the old roof | €800 to €1,500 | incl. VAT | RoofQuote.ie |
| Scaffolding, two-storey house | €1,200 to €2,500 | VAT not stated | RoofQuote.ie |
Re-roof or overlay
Why the old roof comes off
On a pitched roof, the old covering comes off. That's the only way to see the rafters and the felt, and to put a new membrane under the new slates or tiles. Laying new tiles over old ones isn't done on Irish houses: the weight doubles and the problem underneath stays.
Part of the roof
Just one slope?
A re-roof of one slope, or of the porch or a single-storey return, is common where only that part has failed. Matching new slates or tiles to old ones on the same slope rarely looks right, so most roofers do a whole slope at a time.
See it first
A new roof on your own photo
Take a photo of the house from the road, pick natural slate, fibre cement slate or concrete tile, and see it finished before anyone quotes. Free, in under a minute.
- Upload a photo, or answer 4 questions.
- We pass it to one company that covers your county.
- They ring you with a written price.
Preview of your photo, not a guarantee. Your photo goes to Google's Gemini service to make the picture and isn't kept.
A photo that works
- Daylight, from the footpath or the garden.
- The whole roof in the shot, ridge to gutter.
- Straight on to the front, not up close.
- Never go up on the roof to take it.
Free quote
Get a price in 4 taps
Tap what you need and leave your number. It goes to one roofing company that covers your county, and they ring you back to arrange a look and a written price.
FAQ
Questions people ask
What is the difference between re-roofing and a roof repair?
A repair fixes one part: slates, a valley, a flashing. Re-roofing strips the whole roof (or a whole slope) and puts on new membrane, battens and covering.
Is the felt replaced when a roof is re-slated?
Yes, on a full re-roof. Old bitumen felt is replaced with a breathable membrane.
Do I need to move out during a re-roof?
No. Expect noise and dust in the attic. Clear the attic first if you can.
How much is a re-roof?
€9,000 to €14,000 for a two-storey semi in concrete tile, €16,000 to €24,000 in natural slate, incl. VAT (RoofQuote.ie).
Keep reading
Related guides
Where these numbers come from (1 public source, checked 3 November 2026)
Sources (4)
Prices and facts on this page were checked against these published pages. We are not connected to these businesses.
- RoofQuote.ie: roofquote.ie
- Recommended Roofing: recommendedroofing.ie
- BookMyRoofer.ie: bookmyroofer.ie
- RoofQuote.ie: roofquote.ie