A full roof replacement in Ireland typically costs €8,500–€22,000 (indicative 2026 prices) for a standard 3-bed semi, depending on size, pitch, materials, and access. Most Irish homes need a re-roof every 40–70 years, sooner for concrete tiles laid in the 1970s–80s. We cover Cork, South Dublin, North Dublin, Limerick and Galway with fixed-price quotes — no day-rate surprises. Call \\\[PHONE\\\] for a free survey.
Most homeowners ringing us about a leak don't need a full re-roof. They need targeted roofepairs. But there's a tipping point — usually around the 25-year mark for concrete tiles or when mo re than 20% of the slates are slipping, cracked, or delaminating — where patching becomes throwing good money after bad.
Here's the plain test we use on every survey:
If you've got three or more of those, a re-roof works out cheaper over ten years than chasing leaks every winter.
Prices below are indicative current Irish-market ranges for a typical semi-detached or detached home. Confirm exact rates with a site survey — pitch, access, chimney count, and disposal all move the number.
<table style="min-width: 75px;"><colgroup><col style="min-width: 25px;"><col style="min-width: 25px;"><col style="min-width: 25px;"></colgroup><tbody><tr><th colspan="1" rowspan="1"><p>Roof Type</p></th><th colspan="1" rowspan="1"><p>Indicative Range (Supply & Fit)</p></th><th colspan="1" rowspan="1"><p>Lifespan</p></th></tr><tr><td colspan="1" rowspan="1"><p>Concrete tile re-roof (3-bed semi)</p></td><td colspan="1" rowspan="1"><p>€8,500–€13,500</p></td><td colspan="1" rowspan="1"><p>40–50 years</p></td></tr><tr><td colspan="1" rowspan="1"><p>Fibre cement slate re-roof (3-bed semi)</p></td><td colspan="1" rowspan="1"><p>€11,000–€16,000</p></td><td colspan="1" rowspan="1"><p>50–60 years</p></td></tr><tr><td colspan="1" rowspan="1"><p>Natural Spanish slate re-roof</p></td><td colspan="1" rowspan="1"><p>€15,000–€22,000</p></td><td colspan="1" rowspan="1"><p>80–100+ years</p></td></tr><tr><td colspan="1" rowspan="1"><p>Welsh or Killaloe slate (heritage)</p></td><td colspan="1" rowspan="1"><p>€22,000–€35,000+</p></td><td colspan="1" rowspan="1"><p>100+ years</p></td></tr><tr><td colspan="1" rowspan="1"><p>Flat roof replacement (EPDM, per m²)</p></td><td colspan="1" rowspan="1"><p>€110–€150 per m²</p></td><td colspan="1" rowspan="1"><p>25–30 years</p></td></tr><tr><td colspan="1" rowspan="1"><p>Flat roof replacement (single-ply TPO, per m²)</p></td><td colspan="1" rowspan="1"><p>€130–€170 per m²</p></td><td colspan="1" rowspan="1"><p>30+ years</p></td></tr></tbody></table>
What's included in a Recommended Roofing fixed-price re-roof: strip and skip removal of existing covering, new breathable underlay (Tyvek Supro or equivalent), treated battens to I.S. EN 14592, new slates or tiles, code 4/5 lead flashings, ridge and hip work (dry-fix to I.S. EN 1304), new gutters if needed, and a 15-year workmanship guarantee.
Call \\\[PHONE\\\] to confirm exact rates for your address.
Ireland's weather is the deciding factor. Most of the country sees 1,000–1,400mm of rain a year, with persistent south-westerly driving rain along the western and southern coasts. Material choice has to respect that.
The default for older homes — Victorian and Edwardian terraces across South Dublin, North Dublin city, and pre-1960 builds in Cork, Limerick and Galway. Spanish slate (SVA, Cupa) is the workhorse: 80–100 year lifespan, handles salt air on coastal exposures. Welsh slate (Penrhyn, Cwt-y-Bugail) is the premium choice for protected structures and heritage properties.
Marley Eternit Thrutone or Cedral. A solid mid-range pick for re-roofs on 1960s–80s housing — lighter than concrete, lasts 50–60 years, and looks close enough to natural slate from ground level. Common across suburban stock in all four cities.
Tegral, Marley, or Sandtoft profiles. Most Irish housing estates built 1975–1995 are concrete tile. Cheaper to replace like-for-like, but the surface coating fails around year 30–40 (you'll see green algae and surface spalling). A re-roof here often makes sense around year 40.
For extensions and dormer cheeks: EPDM rubber (Firestone, single-piece up to 15m) is our default for domestic flat roofs — no seams, 25-year warranty, handles UV and rain. GRP fibreglass for smaller areas. We avoid felt on anything new.
A typical 3-bed semi re-roof runs 4–7 working days, weather permitting. Here's the sequence:
We work in dry windows. If a storm rolls in mid-job, the roof gets temporary-covered with tarps and battens before we leave site — never left open overnight.
Three reasons we see again and again across our service areas:
1\\. Nail sickness on natural slate (1900–1960 properties). Iron nails rust through after 80–100 years. The slate is still perfect — the fixings are gone. You'll spot it as random slipped slates with no obvious storm cause. Re-roofing salvages the original slates where possible — common on Victorian stock across South Dublin and North Dublin.
2\\. Concrete tile coating failure (1975–1995 estates). The factory paint wears off. The tile underneath is porous, soaks rain, freezes, spalls. Common across post-1975 estates in every Irish city.
3\\. Underlay perishing. Old bitumen felt (pre-2000) goes brittle and tears. Modern breathable membranes (Tyvek, Klober) last 50+ years. If your underlay is torn, even good slates will leak in driven rain.
Recommended Roofing operates across four cities and their wider catchments:
Same fixed-price quote model in every area. Local crews on the ground — not subcontractors driving across the country.
Get the survey booked. Call \\\[PHONE\\\] or use our contact form for a free roof survey and we'll be out within the week. If a targeted roof repair is the better call, we'll tell you that instead.
A standard 3-bed semi re-roof takes 4–7 working days in dry weather. Larger detached homes or natural slate jobs can run 8–12 days. We schedule starts based on the 7-day forecast and tarpaulin the roof each evening. Bigger heritage projects on protected structures may run 2–3 weeks.
No, not for a like-for-like re-roof. Replacing slate with slate, or tile with tile, is exempted development under the Planning and Development Regulations. You will need permission if you're changing the roof profile, adding dormers, or working on a Protected Structure (common in older parts of Dublin, Limerick, Galway and Cork).
Yes. We re-roof through Irish winters — we work in dry windows and never leave a roof open overnight. The only stop is sustained heavy rain or wind above 40km/h. Most winter jobs take a day or two longer than summer equivalents.
Only if the damage is sudden and from a named peril (storm, fallen tree, fire). General wear-and-tear, nail sickness, or age-related failure is not covered by Irish home insurance. We provide detailed reports for legitimate storm-damage claims — Storm Éowyn and Storm Bert claims from 2024–25 are still being processed.
If under 15% of the roof is failing and the underlay is intact, repair. If you've got nail sickness across the whole slope, perished underlay, or repeated leaks in different areas, re-roof. We give you both prices on the survey so you can decide on actual numbers, not guesses.
Yes. The price includes skip hire, strip-out, and full disposal to a licensed facility. Concrete tiles get recycled where possible; natural slate is often salvageable and we'll offer you a credit if your slates can be reclaimed.
Nearby areas we cover
Roof Repairs in Ireland. Free survey, written fixed-price quote, 10-year guarantee.