Budget for a new roof in three steps: get a base estimate by material and house type, add 15% for hidden costs, then check whether SEAI grants apply.

That three-step approach keeps most people from being surprised.

Here is how to do each step.

Step 1 — Get a realistic base estimate

Start with your house type and your preferred material. The table below gives you a working starting point for 2026:

House typeConcrete tile (base)Natural slate (base)
Terraced€5,000–€7,500€7,500–€11,000
Semi-detached€7,000–€10,500€10,000–€15,500
Detached 3-bed€10,000–€15,000€15,000–€22,000

These figures include materials, labour, skip hire and VAT. Scaffolding is extra and runs €1,200–€2,500 depending on your property. Add it on top.

Step 2 — Add a contingency

When old tiles are stripped, roofers often find rotten timbers underneath. On a house over 25 years old, this is common. Each beam repair costs €400–€800. Four or five bad beams add €1,600–€4,000 to the final bill.

Add 15% to your base estimate as a contingency. If the roofer finds no hidden damage, that money stays in your pocket. If they do, you are prepared.

Step 3 — Check for SEAI grants

If your roof is over 15 years old and the attic insulation is thin or missing, you likely qualify for an SEAI attic insulation grant of €1,200–€2,000 depending on house type. Combining insulation with a re-roof saves you one scaffolding hire and knocks the grant value straight off your net cost.

Apply for SEAI approval before any work starts. Grants cannot be claimed after the fact.

Final tip on getting quotes

Get three written quotes. Make sure each one specifies whether it is a full strip or an overlay, whether scaffolding and skip hire are included, and what happens if structural damage is found. Comparing quotes on these terms gives you a clear, honest picture.

More resources: New roof cost Ireland 2026 · Hidden costs of roof replacement · SEAI grant guide · How to get roofing quotes