Co. Offaly · roof replacement
Roof replacement in Offaly
RoofQuote.ie puts a new roof on a semi in rural areas and the midlands at €9,000 to €13,000 in concrete tile and €15,500 to €22,000 in natural slate, incl. VAT (RoofQuote.ie). BookMyRoofer.ie's county table gives €9,500 to €12,000 for a slate re-roof on a 150 m² semi in Offaly.
Looking for roofers in Offaly? Send it in 4 taps and it goes to one roofing company that covers Co. Offaly, who rings you back to look and price it.
- €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
Rain
Rain on Offaly roofs
Tullamore is the wettest of the three Offaly towns here at 900 mm a year, and Birr the driest at 891 mm, against 753 mm in Dublin city (Met Éireann).
Average rain a year, 1991–2020: our mean of Met Éireann's 1 km grid within 3 km of each town.
Among the drier parts of Ireland. Roofs here more often fail from age, rusted nails and perished felt than from sheer volume of rain.
Offaly in numbers
Houses and roofs in Offaly
Of the 9,315 Offaly houses built before 2011 on the BER register, 7% are insulated at the rafters or have a room in the roof, and 1.3% have a flat main roof (SEAI BER register, our sums). The median roof area, 68 m², is the area recorded on the certificate, not the slope a roofer measures, which is larger.
The largest towns, Census 2022 (CSO): Tullamore (15,598), Edenderry (7,888), Birr (4,726), Clara (3,403), Banagher (1,907).
Prices
What a new roof costs in Offaly
BookMyRoofer.ie's county table puts a slate re-roof on a 150 m² semi in Offaly at €9,500 to €12,000, joint 19th highest of the 26 counties, with roofers' day rates of €270 to €320.
RoofQuote.ie's band for rural areas and the midlands is €9,000 to €13,000 in concrete tile and €15,500 to €22,000 in natural slate on a semi, its baseline. BookMyRoofer.ie's figures for outside Dublin, Cork and Galway: €7,200 to €13,500 for a mid-size tile re-roof and €9,800 to €19,500 in natural slate.
| Job | Published price | VAT | Source |
|---|---|---|---|
| Concrete tile, two-storey semi | €9,000 to €14,000 | incl. VAT | RoofQuote.ie |
| Artificial slate, two-storey semi | €12,000 to €16,500 | incl. VAT | RoofQuote.ie |
| Natural slate, two-storey semi | €16,000 to €24,000 | incl. VAT | RoofQuote.ie |
| Metal or zinc standing seam, two-storey semi | €12,000 to €20,000+ | incl. VAT | RoofQuote.ie |
| Small roof repair | €500 to €1,100 | VAT not stated | RoofQuote.ie |
| Scaffolding, two-storey house | €1,200 to €2,500 | VAT not stated | RoofQuote.ie |
Compared
Offaly and the other counties
| County | Slate re-roof, 150 m² semi | Rain a year, main town | Houses | Built before 1981 |
|---|---|---|---|---|
| Carlow | €10,000 to €12,500 | 906 mm | 20,624 | 38% |
| Cavan | €9,500 to €12,000 | 1,042 mm | 27,406 | 35% |
| Clare | €10,500 to €13,000 | 1,288 mm | 43,666 | 40% |
| Cork | €14,000 to €17,000 | 1,109 mm | 190,254 | 44% |
| Donegal | €9,500 to €12,000 | 1,320 mm | 58,997 | 33% |
| Dublin | €15,000 to €18,000 | 753 mm | 378,215 | 49% |
| Galway | €11,500 to €14,500 | 1,289 mm | 87,340 | 33% |
| Kerry | €10,500 to €13,500 | 1,357 mm | 54,861 | 40% |
| Kildare | €12,000 to €15,000 | 871 mm | 74,504 | 29% |
| Kilkenny | €10,000 to €13,000 | 876 mm | 34,918 | 41% |
| Laois | €9,500 to €12,000 | 938 mm | 29,592 | 33% |
| Leitrim | €9,000 to €11,500 | 1,127 mm | 12,955 | 37% |
| Limerick | €11,500 to €14,500 | 1,044 mm | 67,442 | 44% |
| Longford | €9,000 to €11,500 | 1,019 mm | 15,305 | 37% |
| Louth | €11,000 to €14,000 | 831 mm | 45,783 | 42% |
| Mayo | €9,500 to €12,000 | 1,458 mm | 49,368 | 39% |
| Meath | €12,000 to €15,000 | 869 mm | 66,965 | 31% |
| Monaghan | €10,000 to €12,500 | 989 mm | 21,819 | 43% |
| Offaly | €9,500 to €12,000 | 900 mm | 27,359 | 42% |
| Roscommon | €9,000 to €11,500 | 1,098 mm | 25,121 | 39% |
| Sligo | €10,000 to €12,500 | 1,253 mm | 24,603 | 39% |
| Tipperary | €10,000 to €13,000 | 1,032 mm | 59,347 | 47% |
| Waterford | €11,000 to €14,000 | 1,020 mm | 43,615 | 42% |
| Westmeath | €10,000 to €12,500 | 933 mm | 30,731 | 39% |
| Wexford | €10,500 to €13,500 | 1,021 mm | 56,127 | 35% |
| Wicklow | €13,000 to €16,000 | 896 mm | 48,853 | 42% |
Slate re-roof: BookMyRoofer.ie's own county table for a 150 m² semi-detached roof, VAT not clearly stated. Rain: Met Éireann's 1991–2020 average on a 1 km grid, our mean of the cells within 3 km of the county's largest town. Houses: private households in a detached, semi-detached or terraced house; built before 1981 is the share of all homes with a known year (CSO Census 2022). Our sums.
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.
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
Offaly questions
How much does a new roof cost in Offaly?
BookMyRoofer.ie gives €9,500 to €12,000 for a slate re-roof on a 150 m² semi in Offaly. RoofQuote.ie's band for rural areas and the midlands is €9,000 to €13,000 in concrete tile on a semi, incl. VAT (RoofQuote.ie). The written price depends on the size, the material and the timbers.
Do you cover all of Offaly?
Yes. Requests from anywhere in Co. Offaly, including Tullamore, Edenderry, Birr, go to one roofing company that covers your county.
Are there good roofers in Offaly?
We pass each request to one roofing company that covers your county, one company only. We don't publish a list of firms or ratings. How to choose a roofer has the checks to run.
Do I need planning permission for a new roof in Offaly?
Not usually for like-for-like. A protected structure, an architectural conservation area or a change of look is a question for Offaly County Council. See planning permission.
Nearby
Counties with similar prices, and the cost guide
- Roof replacement LaoisSlate re-roof €9,500 to €12,000; Portlaoise 938 mm of rain a year.
- Roof replacement CavanSlate re-roof €9,500 to €12,000; Cavan 1,042 mm of rain a year.
- Roof replacement DonegalSlate re-roof €9,500 to €12,000; Letterkenny 1,320 mm of rain a year.
- Roof replacement costFour Irish price sources side by side, checked November 2026.
Where these numbers come from (5 public sources, checked 3 November 2026)
Sources (5)
Prices and facts on this page were checked against these published pages. We are not connected to these businesses.
- RoofQuote.ie: roofquote.ie
- BookMyRoofer.ie: bookmyroofer.ie
- BookMyRoofer.ie: bookmyroofer.ie
- RoofQuote.ie: roofquote.ie
- RoofQuote.ie: roofquote.ie