Tiled roof replacement: cost per m² and an example from Obelya

Under our price list as of October 2026, the cost of replacing a tiled roof comes mainly from two items: removing the old tiles at €6.00 per m² (labour only) and a complete reconstruction with new tiles at €135.00 per m² (labour and materials). Together, that is €141.00 per m² of roof: the labour for removing the old roof plus the new roof including materials.

Gutters and downpipes are priced by the linear metre – both at €32.21 per linear metre, also including materials. For a house with 120 m² of roof, 40 linear metres of gutters and 20 linear metres of downpipes, the total comes to €18,852.60: €720.00 of that is labour for the removal, and €18,132.60 is for items including materials.

The price for your roof depends above all on its condition under the tiles. Replacing rotten boards, scaffolding, chimney flashing and waste removal are added depending on the job, and any additional work is approved in writing, with a price, before it starts. You get the exact amount in the written quote after the site visit.

Prices by item

Most prices in the price list are for labour only, but with roofing there are exceptions: the reconstruction, the gutters and the downpipes include materials. That is why each price is shown with what it includes.

Example: a house with 120 m² of roof

This is the sample budget from the roof replacement page and our other roofing pages: new tiles, gutters and downpipes. The roof area is measured along the slopes and is larger than the footprint of the house – the pitch and the eaves add square metres.

The example assumes that the timber base under the tiles is sound. It does not include:

• new roof boarding – if the boards have rotted across the whole roof, that is another 120 m² × €21.47 = €2,576.40 for labour, not including the boards;
• scaffolding – €18.00 per m² for labour, when needed;
• taking away the old tiles – €110.00 each for labour (one trip by tipper lorry);
• a roof window – fitting is €230.08 each for labour, not including the window itself;
• the chimney flashing and cap, and repairs to the rafters – priced in the quote once their condition can be seen.

The stages of a replacement, shown on a house in Obelya

The photos are from the house in Obelya, where the old tiles were replaced with new ones: underneath them there is a waterproof roofing membrane, counter-battens and battens, and the gutters are new. The order of work for a complete replacement is usually the same.

1. Removing the old tiles

The tiles come off, together with the capping tiles along the ridge and hips. Only then does the real condition of the roof become clear: whether there is a membrane under the tiles, whether the battens and boards are sound, and whether there are signs of water on the rafters. If some of the timber needs replacing, you are given a price for that work, and it starts once you have approved it in writing.

2. The roof boarding and the eaves

Under the tiles, this house has roof boarding (sarking) – boards nailed onto the roof rafters. Before it is covered with the membrane, it is checked: rotten and broken boards are replaced, and if it has rotted over large areas, the boarding is redone from scratch.

Here, the gutter and the metal flashing along the edge of the eaves were fitted while the boards were still bare. The membrane is then laid down over the flashing, so the water running down it drains into the gutter, not behind it.

3. Waterproof roofing membrane

The membrane is the second layer of protection against water. The tiles take the rain, but they are not a watertight barrier: in strong wind, water and snow get in underneath them, and water passes straight through a broken tile. Without a membrane, it reaches the boards and the ceiling below them.

It is laid in strips parallel to the eaves, working from the bottom up, with each strip overlapping the one below – so water runs over the joint rather than into it. Under tiles, a breathable roofing membrane is usually laid: it stops water coming from above and lets water vapour out of the roof space.

4. Counter-battens and battens

The counter-battens are nailed on top of the membrane, running up the slope from the eaves to the ridge, and the battens that carry the tiles are nailed across them. The counter-battens lift the battens off the membrane: water that gets under the tiles runs down the membrane to the gutter without the battens stopping it, and the roof is ventilated through the gap.

The spacing of the battens depends on the tile model, so the tiles have to be chosen before the battens are nailed on. The price list has no separate price for counter-battens and battens – check in the quote which item they are included in.

Membrane

Battens

5. The new tiles

The tiles are laid row by row from the eaves up to the ridge and hooked onto the battens. Along the edges of each slope they are given extra fixings against the wind, and the ridge and hips are covered with capping tiles. In the price list, this is the complete reconstruction item, which also includes the materials.

If you are still choosing between clay tiles, concrete tiles, bitumen shingles or metal, the comparison is in the article on the pros and cons of roofing materials.

6. Gutters, downpipes and the chimney

The gutters collect the water from the roof, and the downpipes carry it down. The gutter item also covers the metal flashing along the edge of the eaves and the fascia boards, and the prices for gutters and downpipes include materials.

Chimneys are among the most common places for leaks. The joint between the chimney and the tiles is sealed with metal flashing, and a cap (crown) is made on top to protect the brickwork from water. In Obelya, the chimney got a new cap – the photo shows the formwork for it. There is no standard price for the flashing and the cap; they are priced in the quote.

Tiles

Chimney

When a repair is enough and when it is time for a replacement

Not every leak means a new roof. If the battens, the membrane and the boards are sound, and the problem is a few broken or slipped tiles, the flashing around the chimney or a blocked gutter, a tiled roof repair is enough.

Other signs point to a replacement:

• the roof leaks in several places, and after every repair a new leak appears;
• the boards or battens under the tiles have rotted;
• the tiles crumble and break when walked on;
• there is no membrane under the tiles, and every broken tile means a new stain on the ceiling;
• the roof slope sags in places – in that case, the timber structure is checked first.

Signs of water show most clearly from the inside, on the boards and rafters in the roof space. If you are not sure which case is yours, book a roof inspection and diagnosis. For an old building, also see roof repairs on old buildings – it covers what is particular about old roof structures.

What the quote should include

Two roofing quotes are comparable when they describe the same work. Check whether the written quote includes:

• the roof area in m² and the length of the gutters and downpipes in linear metres;
• every item with a quantity and a price – and whether the price is for labour only or includes materials;
• which tiles and which membrane are included in the item with materials;
• what happens if rotten timber turns up under the tiles (with us, such work starts only after written approval, with a price);
• scaffolding, waste removal and chimney flashing – whether they are included;
• a written warranty (ours is 72 months for roof waterproofing).

If someone is pressuring you to sign straight away or asking for a large sum up front, see the red flags in roof repairs.

Frequently asked questions

Are materials included in the price?

It depends on the item. The reconstruction (€135.00 per m²), the gutters and the downpipes (both €32.21 per linear metre) include materials. Tile removal, the roof boarding, laying the membrane, fitting a roof window, scaffolding and waste removal are labour only – the materials for them are charged separately.

Can just the tiles be replaced?

Yes, if the battens, the membrane and the boards underneath are sound. New tiles on rotten battens or without a membrane look good, but they do not solve the cause of the leak. That is why the decision is made once it is clear what is underneath.

How long does the replacement take?

It depends on the area and complexity of the roof (slopes, chimneys, roof windows), the condition of the timber and the weather. The exact stage-by-stage schedule is in the quote. The roof must not be left open in the rain, so the work is done in sections that can be closed up or covered by the end of the day.

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. Working on a roof requires safety measures in every case.

When is the best time to replace a roof?

In dry weather – usually from spring to autumn. Ideally, removal should start when the forecast shows no prolonged rain: until the membrane is laid, the roof is not protected from water. In cold and icy conditions, working on a roof is also more dangerous.

What is a counter-batten?

A batten nailed on top of the membrane, running up the slope of the roof. The tile battens are nailed across the counter-battens, leaving a gap underneath them through which water drains away and air flows.

If your roof is leaking, or it is old and you are not sure whether it needs replacing, book a site visit. The site visit is free, we reply to enquiries within 24 hours, and after the visit you receive a written, itemised quote. We work in Sofia and within about 80 km of it, as well as in Varna, Burgas, Plovdiv, Pleven and Blagoevgrad.