Roof repair cost in 2026: partial repair or full replacement

Roof repairs are priced item by item, and only for the part of the roof that needs the work. Under our price list as of October 2026, repairing a leaking section – the tiles are taken off and stacked, the damaged battens and the waterproofing are replaced, and the tiles are laid back – costs €11.11 + €27.78 + €27.78 = €66.67 per m² for labour. Chimney flashing is €200.00 per chimney including materials, and gutters and downpipes €50.00 per linear metre including materials. A complete replacement with new tiles is €135.00 per m² including materials, plus €6.00 per m² for labour to remove the old tiles.

Most repair items are labour only – the battens, waterproofing and boards for them are listed separately in the quote. The gutters, downpipes, flashing and the new roof include materials. The price list has no item for replacing individual broken tiles – that price is in the written quote after the free site visit.

Roof repair prices by item

These are the roofing items from our price list. The prices are as of October 2026 and may change.

The most common repairs and what they cost

Most leaks start in the same places: broken tiles, a torn membrane, the chimney, the eaves with the gutter, and the roof window. The photos are from the house in Obelya, where the old tiles were taken off and the new ones were laid on roof boarding, a waterproof roofing membrane, counter-battens and battens; the gutters are new, and the chimney got a new cap.

Broken and slipped tiles

Tiles break from hail, a fallen branch or being walked on, and strong wind shifts them out of place. If the battens and the membrane underneath are sound, only the broken tiles are replaced, and the slipped ones are put back and fixed. The price list has no separate item for this work – the price is in the quote after the site visit. The new tiles must be the same model so that they fit the ones next to them. More on the tiled roof repair page.

The stain on the ceiling is often not directly below the damage. Water gets under the tiles, runs down the membrane and the timber, and drips several metres further down the slope. That is why a roof inspection includes the roof space: the traces there show where the water gets in.

A torn membrane, rotten battens and boards

If the roof has leaked for a long time, the battens and boards under the tiles have often rotted, and the membrane is torn or missing altogether. In that case, the tiles on the affected section are taken off and stacked, the battens and the waterproofing are replaced, rotten boards are replaced with new boarding, and the tiles are laid back – the sound ones are reused, and new ones take the place of the broken tiles.

In the price list, these are three items: stripping the roof – removing and stacking the tiles at €11.11 per m² for labour, fixing a roof leak – replacing the damaged battens and waterproofing at €27.78 per m² for labour, and laying the tiles and closing the roof at €27.78 per m² for labour. Together, €11.11 + €27.78 + €27.78 = €66.67 per m² for labour. If the boards have rotted too, roof boarding is added at €21.47 per m² for labour, making €66.67 + €21.47 = €88.14 per m² for labour. The materials – battens, membrane, boards and new tiles – are extra.

Chimney

Chimneys are among the most common places for leaks. Water gets in at the joint between the chimney and the tiles, through a cracked cap or through the brickwork above the roof. The joint with the tiles is sealed with metal flashing around the chimney: chimney flashing on the roof is €200.00 each including materials.

The chimney cap has no separate item in the price list – it is priced in the quote once the condition of the chimney can be seen. In Obelya, the chimney got a new cap – the photo shows the timber formwork for it.

Gutters, downpipes and eaves

A blocked or split gutter overflows, and the water runs down the facade. When the fascia board has rotted, the gutter sags and water gets in behind it – into the eaves and down the wall. That is why the eaves are checked when the gutters are replaced.

In the price list, gutters and downpipes are €50.00 per linear metre each, including materials. Metal roof flashing is also €50.00 per linear metre including materials, the under-gutter apron €15.03, and the insect mesh €16.11 per linear metre, also including materials.

Gutter

Membrane

Roof window

With a roof window, the flashing around the frame is checked – that is where the window joins the roof. If the roof window needs replacing, fitting a new one is €230.08 each for labour, not including the window itself.

Flat roofs and roofs on blocks of flats

On a flat roof – over a garage, an extension or the top floor of a block of flats – the problems are blisters and lifted joints in the old waterproofing and water that stands on the roof for days after rain. The price depends on whether the old waterproofing stays as a base or is stripped, and it is given after a site visit. More on the pages for flat roof repair and panel block roof repair.

Example: leaking eaves on one side of a house

The gutter on one side of the house is old and overflows, and above the eaves the water has soaked the battens and boards under the tiles. The section is 10 m long and 1.5 m wide, or 10 × 1.5 = 15 m². There, the section is repaired with new boarding, and a new 10 m gutter and a new 6 m downpipe are fitted along the eaves.

The labour for the section is €166.65 + €416.70 + €322.05 + €416.70 = €1,322.10, or 15 m² × €88.14. The gutter and the downpipe including materials come to €500.00 + €300.00 = €800.00. In total, for the labour and the items including materials: €1,322.10 + €800.00 = €2,122.10. The calculation does not include:

• the battens, waterproofing and boards – the materials for the labour-only items;
• new tiles in place of the broken ones – these are priced in the quote;
• scaffolding, if needed: for a 10 × 6 m wall, or 60 m², that is another 60 × €18.00 = €1,080.00 for labour;
• an under-gutter apron, if one is fitted – 10 lin. m × €15.03 = €150.30 including materials;
• taking the old materials away – €110.00 per trip by tipper lorry, for labour;
• repairing the ceiling inside, if the water has reached it.

Repair or replacement: when a repair no longer pays off

A repair pays off as long as the problem is in one place: a few tiles, the flashing around the chimney, the gutter and the eaves, a section with rotten battens and boards. You then pay for that section, and the rest of the roof stays as it is.

Compare the price per square metre. Repairing a section costs €66.67 per m² for labour, and with new boarding €88.14 per m² for labour, without materials. A new roof with new tiles is €6.00 + €135.00 = €141.00 per m² – with the removal of the old tiles and the materials. If the timber structure has to be replaced too, the item is complete roof replacement with a new roof structure – €155.56 per m² including materials.

While the section is small, a repair is the better deal. But once the battens, the waterproofing and the boards need replacing over most of the roof, the tiles come off everywhere anyway, and the old, brittle tiles would go back onto a new base.

Replacement makes more sense when:

• repairs keep coming back, and each time the leak is somewhere new;
• the battens and boards have rotted in many places;
• there is no membrane under the tiles;
• the tiles crumble, and many would break when relaid;
• the slopes sag in places – then the structure is checked first.

A sample calculation for a new 120 m² roof, and the stages of the replacement shown on the same house in Obelya, are in the article on tiled roof replacement cost.

Old roof

New tiles

When the roof is part of renovating a whole house, it is the first stage – we explain why in the article on renovating an old house. The whole job in Obelya is described in the article house in Obelya: a new roof, chimney and drains, and how we work on houses is on the house renovation and reconstruction page.

How the price is set

The site visit is free: we look at the roof from outside, as far as there is safe access, and at the roof space from inside. After it, you receive a written quote – every item with a quantity and a price, marked as labour only or including materials. Our approach is described on the roof repair in Sofia page.

Some of the work only becomes visible once the tiles come off – rotten rafters, for example. Such work is described, priced and started only after your written consent, and the budget in the contract is fixed.

Frequently asked questions

Repair or replace the roof – how do I decide?

By what is under the tiles. If the timber and the waterproofing are sound, and the leak comes from a few tiles, the chimney or the gutter, a repair is enough. If repairs keep coming back, the battens and boards have rotted in many places or there is no membrane under the tiles, it is better value to replace the roof. Under the price list, repairing a section is €66.67 per m² for labour, and a new roof €141.00 per m² with the removal and the materials.

Are materials included in the price?

It depends on the item. The gutters, downpipes, metal flashing, chimney flashing, under-gutter apron, insect mesh and the new roof include materials. Stripping the roof, the battens and waterproofing, laying the tiles, the roof boarding, the roof window, scaffolding and waste removal are labour only – the materials for them are listed separately in the quote.

Is scaffolding needed?

It depends on the height of the eaves, the pitch and the access around the house, and it is decided at the site visit. When it is needed, scaffolding is a separate item – €18.00 per m² for labour. Work on a roof is always done with safety measures in place.

What does the warranty cover?

The work we have done: 72 months (6 years) for roofing work and roof waterproofing, with a written warranty certificate. With a partial repair, that is the repaired section – not the parts of the old roof that were not worked on. If other work is done along with the roof – the ceiling inside, for example – the warranty for it is 24 months.

What should I check after a storm?

Without climbing onto a wet roof, look at it from the ground: missing or slipped tiles, hanging metal flashing, a sagging gutter, a fallen branch. Inside, check the ceiling and the roof space for stains and drips. If the water is close to lights or sockets, switch off the circuit breaker for that room. Take photos of the damage – if the property is insured, the insurer may want to see it before the repair. If the roof is leaking right now, see emergency roof repair: the hole is covered temporarily, and the permanent repair is done when the weather allows.

Who decides on repairing the roof of a block of flats?

In a building where the floors, or parts of them, belong to different owners, the roofs, chimneys and downpipes are common to all the owners (Article 38 of the Property Act). In a condominium, repairs to the common parts are, as a rule, carried out by decision of the general meeting of owners, and the costs are shared among the owners according to their shares in the common parts (Article 48 of the Condominium Management Act).

If you sign a contract by 31 December 2026, you get a 10% discount on the whole quote – on the labour and on the materials we supply. The discount also applies to quotes already sent, and the prices in this article are price list prices before it.

If your roof is leaking, or you are not sure whether it needs a repair or a replacement, book a site visit or call +359 888 802 618. The site visit is free, we reply to enquiries within 3–4 hours, and after the visit you receive a written, itemised quote. All our roofing services are on the roof repairs in Sofia page. We work in Sofia and up to 80 km around it.