Changing a whole roof in Ireland in 2026 costs between €5,000 and €28,000 depending on house size and material. A full replacement on a terraced house with concrete tile starts around €5,000. A large detached home with natural slate can reach €25,000–€28,000 including scaffolding.

The key word here is "whole." A complete roof change means stripping everything — old tiles, old battens, old waterproof membrane — right down to the bare roof structure. Then a brand new layer of waterproof membrane goes on, followed by new battens and your chosen tile or slate.

This is different from a repair, where only a small section is fixed. And it is different from an overlay, where new tiles are laid over the existing ones without stripping back.

Why does a full replacement cost so much more?

First, you are paying for the full strip and waste removal. A complete strip on a semi-D generates around four tonnes of old tile waste. Two skips and landfill fees can add €600–€900.

Second, a full strip exposes the roof structure. If rotten timbers are found — and on older houses they often are — they must be replaced before the new roof goes on. Each rotten beam costs €400–€800 to fix. Budget 10–15% extra for this.

Third, scaffolding must go up for the full duration of the job. On a standard semi-D, that adds €1,200–€2,000 to the total.

What is included in a whole roof change?

A complete re-roof should include stripping, new membrane, new battens, your chosen tiles, ridge tiles, standard chimney flashings, skip hire and VAT at 13.5%.

What it does not include, unless you ask: chimney repointing, Velux replacement, new gutters and fascia, and attic insulation upgrades.

Combining insulation with a whole roof change is smart because the scaffolding is already up. You can also claim an SEAI grant of up to €2,000 if you add attic insulation at the same time.

More resources: New roof cost Ireland 2026 · Roof replacement cost by house type · What a roof quote should include