What does is cost to replace the roof
Cost of roof replacement 2026
Replacing your roof costs on average between €60 and €110 per m², depending on the type of roofing you choose. During this task, the old roofing is removed and replaced with a new layer, where factors such as material type, roof surface area, and the condition of the underlying structure determine the final costs. In this price guide, you can read exactly what replacing a roof costs and what to look out for when making your choice.
Table of Contents
- What does it cost to replace a roof?
- Cost of roof replacement per type of roofing
- Price-determining factors for replacing a roof
- Additional costs and surcharges
- How does the professional work when replacing a roof?
- How can you save on replacing a roof?
- Common causes of roof problems
- Find the best professional for replacing your roof
- Frequently asked questions about replacing a roof
- Professional for replacing your roof
- Useful links
What does it cost to replace a roof?
Replacing a roof costs on average between €60 and €110 per m², depending on the type of roofing. For a pitched roof with roof tiles, you pay an average of €4,300 for an area of 50 m², while a flat roof with EPDM (rubber-like roofing) comes to approximately €3,300 for the same area. The total costs depend on the chosen material, the roof surface, and the complexity of the construction.
Costs of replacing a pitched roof
| Replacing a pitched roof | Costs based on 50 m² |
|---|---|
| Roof tiles | €4,300 |
| Thatched roofing | €5,600 |
With a pitched roof, the costs for replacing roof tiles are lower than with thatch, mainly because roof tiles are standardly available and quicker to install. Thatch requires craftsmanship and regular maintenance, which makes the initial investment higher.
Costs of replacing a flat roof
| Replacing a flat roof | Costs based on 50 m² |
|---|---|
| Bitumen | €2,300 |
| EPDM | €3,300 |
| PVC | €4,000 |
Bitumen is the most affordable option for a flat roof, while PVC is more expensive but also offers a longer lifespan. The costs for replacing a flat roof therefore lie between €60 and €80 per m², depending on the chosen system.
Cost of roof replacement per m²
| Type of roofing | Costs per m² |
|---|---|
| Bitumen | €60 |
| EPDM | €65 |
| PVC | €80 |
| Roof tiles | €85 |
| Thatch | €110 |
This table provides an overview of the costs for a new roof per material type. You can see that the costs for replacing roof tiles are higher than most flat roofing types, but comparable to PVC. Thatch stands out as the most expensive option, mainly due to the labour-intensive installation and specialist knowledge.
All mentioned prices include 21% VAT and labour. The final costs may vary based on the specific situation of your roof.
Cost of roof replacement per type of roofing
The costs for replacing roofing vary significantly per material. Bitumen is the most economical at €60 per m², while thatched roofing at €110 per m² is the most expensive. Below you can see all prices per type of roofing.
| Type of roofing | Costs per m² |
|---|---|
| Bitumen | €60 |
| EPDM | €65 |
| PVC | €80 |
| Roof tiles | €85 |
| Thatch | €110 |
Price-determining factors for replacing a roof
The costs for replacing a roof vary per situation. The material you choose plays the largest role, but factors such as insulation, the complexity of your roof, and planning also influence the final price.
Type of roofing
The chosen material has a direct influence on the costs. Bitumen costs €60 per m² and is quick to install, while thatch costs €110 per m² due to the labour-intensive processing and the craftsmanship required. Roof tiles, at €85 per m², sit between the two. More expensive materials often last longer, which earns back the investment over time.
Insulation material
Applying insulation costs an average of €45 per m² on top of the roofing. Insulation saves up to 30% heat loss and pays for itself in 4 to 6 years. The costs for replacing and insulating a roof are therefore higher, but provide long-term savings on energy bills.
Roof surface area
The larger the roof surface, the higher the total price. A roof of 100 m² costs more in material and labour than 50 m². However, the costs per m² remain the same, meaning larger roofs do not have a rising price per metre.
Complexity of the construction
A roof with many corners, dormer windows, or chimneys requires more cutting and precision. Each obstacle requires extra time and craftsmanship, which increases the labour duration and therefore the price.
Accessibility
Difficult-to-reach roofs require more preparation time and sometimes extra lifting equipment. For a roof that is not directly accessible from the ground or with scaffolding, labour costs rise because the professional must put in more effort to get materials and tools to height.
Condition of the understructure
If the roof construction is affected by moisture or leakage, it must first be repaired before the new roofing can be applied. Extra repairs increase the total price as more material and labour are required.
Extra options
A coating for roof tiles costs €20 per m² and protects against moss and dirt. A green roof costs €75 per m² and requires a sturdier understructure. Solar panels cost an average of €550 each and sometimes require adjustments to the roof construction.
Urgency versus planned
Urgent jobs are more expensive than planned work. If the professional has to adjust their schedule to be on-site quickly, this entails extra costs. Therefore, plan ahead where possible.
Weekend or weekdays
Work in the weekend costs more than during the week. This is because weekend hours fall outside normal working times and the professional gives up their free time.
Region
In large cities, the costs for a new roof are often higher than in rural areas. This is due to higher labour costs and parking challenges, making logistics more expensive.
Maintenance condition
A well-maintained roof with minor problems is cheaper to replace than a roof with major damage. A small leak that is delayed can grow into water damage to beams and insulation, significantly driving up the total costs.
Preparation and accessibility
Ensure the workspace is clear and accessible for the roofer. If the professional first has to tidy up or move obstacles, this takes extra time and increases labour costs.
Transparency in prices
At Zoofy, you know what you pay in advance, without surprises afterwards. The affiliated professionals use clear rates, making costs transparent before you have the task performed.
Additional costs and surcharges
Extra costs are situation-dependent. At Zoofy, you do not pay call-out charges.
- Urgency surcharge: A surcharge applies to urgent jobs because the professional must adjust their planning
- Weekend surcharge: Work in the weekend is more expensive than during the week
- Applying insulation material: €45 per m²
- Providing roof tiles with coating: €20 per m²
- Installing a green roof: €75 per m²
- Placing solar panels: €550 per piece
The costs for replacing a roof consist of the base prices from the tables above, excluding these extra options.
How does the professional work when replacing a roof?
Replacing a roof proceeds in several steps, from inspection to final check.
- Inspection: The roofer inspects the roof to assess the condition of the roofing and underlying structure. They check for moisture damage, sagging, or other problems that could affect the new roofing.
- Removing old roofing: The old roofing is carefully removed and disposed of. Damaged parts of the construction are immediately repaired to ensure a stable base for the new roofing.
- Applying insulation: If desired, insulation material is applied to limit heat loss. This saves energy and improves comfort in the home.
- Placing new roofing: The new roofing such as bitumen, EPDM, PVC, roof tiles, or thatch is expertly applied. The roofer ensures correct overlap and fastening according to the manufacturer's instructions.
- Finishing and check: The roofer checks the watertightness and ensures a neat finish of connections and edges. Replacing a roof of 50 m² takes several days on average, depending on the type of roofing and the complexity of the construction.
How can you save on replacing a roof?
There are several ways to reduce the costs of replacing a roof without sacrificing quality.
- Address problems in a timely manner: Small leaks and damage that you have repaired now prevent larger damage to the understructure and insulation. Postponing increases costs because more repair work is needed.
- Combine with neighbours: Have your roof renewed together with your neighbours and share the costs for scaffolding hire and equipment. A joint appointment with the roofer also reduces the deployment per home.
- Plan well ahead: Do not book for the weekend or as an urgent job, as this entails surcharges. A planned task on a weekday keeps costs lower.
- Inquire about subsidies: Check with your municipality about possible subsidies for roof insulation or sustainability, which can lower your total investment.
- Book via Zoofy: You get a fixed rate in advance, without call-out charges and without surprises. You only pay after the task is completed.
Common causes of roof problems
Roof problems can have various causes that influence the lifespan and performance of your roof.
Age
Each type of roofing has a limited lifespan. Bitumen lasts approximately 15 to 20 years, EPDM 30 to 40 years, and roof tiles up to 50 years. After this period, the protective effect decreases and cracks or sagging occur, allowing leaks to arise.
Leakage
When you notice a leak in your roof, the roofing is no longer functioning properly and replacement is often necessary. Water penetrates through to the underlying structure, which can lead to mould formation and higher costs due to extra repair work.
Weather influences
Storms, hail, and extreme temperature fluctuations can damage roofing. Loose roof tiles, cracked bitumen, or damaged edges reduce watertightness and require timely repair before larger damage occurs.
Find the best professional for replacing your roof
Replacing a roof requires craftsmanship — a mistake can lead to leaks and extra costs.
- No call-out charges: At Zoofy, you never pay extra for the roofer coming over, which keeps costs predictable.
- Fixed price in advance: You know exactly what you pay before the task starts, without surprises afterwards.
- Quick booking without hassle over quotes: Within minutes, you find the right roofer and choose a moment directly.
- Payment via QR code after completion: You only pay when the work is fully finished and you are satisfied.
- Reliable, screened professionals: All affiliated roofers have been thoroughly checked for competence and reliability, providing certainty for important tasks such as replacing roofing.
- Transparency in costs: You get insight into the total costs in advance, including labour and material, so you can make an informed choice.
Frequently asked questions about replacing a roof
What does it cost to replace roof tiles?
Replacing roof tiles costs on average €85 per m². For a roof of 50 m², you pay approximately €4,300, including labour and material. The precise costs depend on the roof surface and the complexity of the construction.
What does it cost to completely renew a roof?
The costs vary per type of roofing. Bitumen costs €60 per m², EPDM €65 per m², PVC €80 per m², roof tiles €85 per m², and thatch €110 per m². For a roof of 100 m², you pay between €6,000 and €11,000, depending on the chosen material.
What is better, insulating the roof from the inside or outside?
Insulating from the outside is often more effective because no space is lost in the living area and you apply the insulation directly onto the roof construction. This costs an average of €45 per m² and saves up to 30% heat loss.
How long does a new roof last?
Bitumen lasts 15 to 20 years, EPDM 30 to 40 years, PVC 40 to 50 years, and roof tiles up to 50 years. Thatch has a lifespan of about 25 years but does require regular maintenance.
What are the costs for replacing a flat roof per m²?
The costs for replacing a flat roof vary from €60 for bitumen to €80 for PVC. EPDM, at €65 per m², sits exactly between the two and offers a good balance between price and lifespan.
Can I replace my roof myself?
Roof replacement is complex and requires specific knowledge of watertightness and roof constructions. Always hire a professional roofer to guarantee a safe and durable result.
What does it cost to replace a thatched roof?
Replacing a thatched roof costs €110 per m². For a pitched roof of 50 m², this amounts to approximately €5,500. Thatch requires craftsmanship and regular maintenance, which makes the price higher.
Do I have to pay in advance at Zoofy?
No, at Zoofy you never pay in advance. You only pay after the job is finished via a QR code, as soon as you are satisfied with the result.
Are subsidies available for roof replacement?
For roof insulation, municipal subsidies are often available that lower the investment. Inquire with your municipality about the specific possibilities in your region.
How long does it take to replace a roof?
For an average roof of 50 m², the professional counts on several days, depending on the type of roofing and any extra work such as insulation or repair work to the construction.
Professional for replacing your roof
Ready to have your roof replaced? At Zoofy, you book a professional directly, without quotes and without call-out charges. You see exactly what it costs in advance, and Zoofy pairs you with a reliable professional who has been screened. You only pay when the work is finished. Book a professional directly.