„How much does a roof repair cost?“ is a question with such a broad answer that it’s not much help on its own — it can mean anything from rearranging ten roof tiles for 200 euros to a completely new roof structure for 15,000. That’s why the prices here are broken down by type of work, per square metre, as specified by the contractor in the quotation.
You can use this table to assess whether the offer you have received is within market rates before you sign it.
Prices for roof repairs in 2026 — by type of work
| Type of work | Price €/m² | ≈ BGN/m² | Warranty |
|---|---|---|---|
| Construction of a new roof with a new timber frame and new roof tiles |
120 € | 235 BGN. | 15 years. |
| Replacing old roof tiles with new ones with a membrane and a double grille |
62 € | 121 BGN. | 15 years. |
| Re-laying existing roof tiles with a new membrane and slats |
32 € | 63 BGN. | 10 years. |
| Renovation using bitumen roof tiles | 35 € | 68 BGN. | 10 years. |
| Waterproofing, single layer, 3.5 mm | 18 € | 35 BGN. | 10 years. |
| Waterproofing, single layer, 4.5 mm | 22 € | 43 BGN. | 10 years. |
| Attic conversion | 90 € | 176 BGN. | under contract |
Indicative market prices for 2026, including labour and materials. Exchange rate for comparison: 1 € = 1.95583 BGN.
Why are the prices indicative?. The actual cost depends on the area, the pitch, the condition of the structure, access to the site and the specific materials used. We are not a building company — we put you in touch with trusted tradespeople, and only someone who has actually been up on the roof can give you a firm quote. The tables here are designed to help you spot both inflated and suspiciously low quotes.
Re-roofing, replacing or installing a new roof — when to do what
The three levels differ not only in price, but also in terms of how far the construction goes.
| Level | What to do | When is enough enough? |
|---|---|---|
| Reorganisation 32 €/m² |
The roof covering is removed, the substrate is cleaned, a new vapour-permeable membrane and a double battens system are installed, and the tiles are put back in place | The roof tiles are in good condition, but there are localised leaks, sagging rows or a broken old tarpaulin |
| Replacing roof tiles 62 €/m² |
The same, but with new roof tiles and capping tiles, coated with a lime-cement mortar | The roof tiles are cracked, freeze and split, or a large proportion of them are missing |
| New roof 120 €/m² |
Stripped back to the foundations, new rafters, battens, panelling, fascia boards, roof trusses and new roof tiles | The beams are rotten or sagging; the structure is unstable; an extension is being built |
The rule is simple: If the structure is sound, leave it as it is. Many homeowners pay for a new roof when all that was needed was a repair costing a third of the price. Conversely, re-roofing over rotten beams is a waste of money, because in two years’ time the whole thing will have to be taken down again.
Gutters, tinsmith’s work and chimneys
These items are priced per linear metre or per unit, not per square metre — and are almost always carried out as part of a roof renovation project.
| Position | Price | Measure |
|---|---|---|
| Seamless gutters | 30 € | l.m. |
| Galvanised guttering | 25 € | l.m. |
| Galvanised guttering | 25 € | l.m. |
| Gutter pipes, coloured (RAL) | 30 € | l.m. |
| Water collection tank | 33,20 € | no. |
| Dry fitting of lids (edge strip, tape, clips) | 48,52 € | l.m. |
| Chimney rendering — up to 5 m² | 153,22 € | site |
| Chimney rendering — up to 10 m² | 255,36 € | site |
| Chimney rendering — up to 20 m² | 510,72 € | site |
| Tinsmithing services (skylights, cladding, flashings) | by arrangement | — |
Brackets are usually included in the price of the gutters. A detailed price list by system type: Gutter installation — prices.
Leaks in the ceiling? Don’t wait for the next rain
Simply submit a brief enquiry and we’ll put you in touch with a trusted roofer in your area. The site visit and quote are free of charge.
Sample quote for a house with a 100 m² roof
The most common scenario: the roof tiles are in good condition, but the underlay beneath them has worn out and there are leaks in two places.
| Position | Quantity | Unit price | Value |
|---|---|---|---|
| Re-laying of roof tiles with a new membrane and battens | 100 m² | 32,00 € | 3 200,00 € |
| Dry fitting of lids | 12 linear metres. | 48,52 € | 582,24 € |
| Chimney rendering | up to 5 m² | 153,22 € | 153,22 € |
| New galvanised guttering | 40 linear metres. | 25,00 € | 1 000,00 € |
| Gutter pipes | 21 linear metres. | 25,00 € | 525,00 € |
| Water collection tanks | 3 pcs. | 33,20 € | 99,60 € |
| Total | 5 560,06 € | ||
≈ 10,874 BGN. Completion time: 5–7 working days in normal conditions.
Please note that the gutters and downpipes account for around 29 % of the total cost. That is precisely why it makes sense to have them fitted at the same time as the roof — the scaffolding, access and waste removal are paid for just once.
What causes prices to rise?
- An incline of more than 35°. Work is carried out with safety precautions in place and at a slower pace — usually +10–20 %.
- A hipped roof with numerous valleys and dormers. Each pot is hand-crafted by a tinsmith.
- No access for lorries or scaffolding. The material is loaded by hand; on narrow streets, this is a real expense.
- Rotten beams were discovered following the excavation. The most common reason for adjusting the quote as you go along — which is why a good tradesperson notes down in the quote what happens when such a discovery is made.
- Urgency. An active leak in the middle of winter costs more to repair than a scheduled repair in May.
How not to fall for a bargain offer
- Ask for it to be itemised, not as a single figure. „Roof repairs — €4,000“ cannot be compared to anything.
- Check whether the membrane is vapour-permeable. Ordinary tarpaulin laid beneath the roof tiles traps moisture within the structure and causes the beams to rot.
- Ask about the barbecue. A double grille (with vertical and horizontal slats) is the standard; the single grille is 10 % cheaper and provides half the ventilation.
- A guarantee set out in a contract, not just a promise. 10 or 15 years, with a clearly defined scope.
- Do not pay the full deposit. The usual allocation is 30–50 % on commencement, with the remainder on acceptance.
Frequently Asked Questions
How much does it cost to replace the roof on a 120 m² house?
When replacing roof tiles with new ones — approximately 7 400 € for the roof structure only. When building a completely new roof structure — approximately 14 400 €. The gutters and chimneys are added separately.
Can the roof be repaired in sections?
Yes, and very often that is the right decision. A localised repair to a single roof pitch or around the chimney costs between €300 and €900 and fixes the specific leak without having to touch the whole roof.
How long does the renovation take?
Re-tiling of 100 m² — 3 to 5 working days. Replacing roof tiles — 5 to 8 days. New roof including the structure — 2 to 3 weeks. In the event of rain, work is carried out in stages to ensure no areas remain exposed.
Is there any point in carrying out repairs in winter?
Only in the event of an active leak that cannot be delayed. Waterproofing must not be laid when the temperature is below +5 °C, and the lime-cement mortar for the covers will not set in frosty conditions. The planned repairs are scheduled for April–October.
Do I need a permit to repair a roof?
For routine repairs that do not alter the structure or outline – no. Any alteration to the structure, an extension or a change to the pitch requires approval from the local authority. Ask the builder during the site survey — they will be familiar with the local authority’s procedures.
How can I tell if the structure is sound?
The first thing to check is the loft: dark patches on the beams, a musty smell, a sagging edge of the roof, and light coming through the boards. If you spot any of these, a thorough inspection will reveal more — and it’s cheaper to find out now than after the renovation.
Related prices: installation of guttering, removal of guttering и gutters.