What it costs
What a roof renovation costs
From 65 to 260 euro per square metre, and that gap does not come out of the profit margin. Below is where it does come from, what is included and what is not.
Indicative price per roof type
Indicative price per roof type
Amounts per square metre of roof surface, including labour, disposal and Dutch VAT. What is not included follows underneath, because those items are what make three quotes impossible to compare.
| Roof type | Per m2 |
|---|---|
| Flat roof, two layers of bitumen | € 65 to € 95 |
| Flat roof, EPDM | € 80 to € 120 |
| Flat roof as a warm roof, with 160 mm PIR | € 150 to € 200 |
| Tiled roof, clay, with new battens and membrane | € 95 to € 150 |
| Tiled roof with insulation between the rafters | € 170 to € 240 |
| Zinc roof plane or large valley gutter | € 160 to € 230 |
| Natural slate roof | € 180 to € 260 |
What is not included
Scaffolding, insulation, repair of a damaged deck, roof windows, and removing and refitting solar panels. All five appear as separate lines on the quote with a quantity and a unit rate, so that you can check them and strike them.
Why there is no fixed price here
Because we have not seen your roof. What makes a roof expensive is rarely the material and nearly always the access and the number of junctions. That is why the survey is free and the report is yours: then you can check what any quote is worth, including somebody else’s.
Want to know what is actually on your roof?
The survey costs nothing, takes about an hour, and produces a report with a photo per roof plane, the condition of the deck and the insulation calculation. That report stays yours.
Where it goes wrong
Where the spread comes from
Four things account for the difference in almost every quote, and the material is only one of them.
Access
A scaffold in a back garden in Heemstede and a scaffold over water on a canal in the old centre are the same word and a different amount. This is the item that most often explains the gap between two quotes.
The number of junctions
A straight roof plane with no interruptions costs the least per square metre. Every dormer, valley, chimney and pipe penetration is handwork, and handwork does not live inside a square metre rate.
The condition of the deck
What sits under the covering only becomes visible once it is off. So repairing a damaged deck appears in our quote as a unit rate per square metre rather than as an amount that turns up afterwards.
Whether insulation comes along
Insulation raises the amount and lowers the price per unit of performance, because the labour and the scaffold are already paid for. A quote with insulation and one without are two different things and should not be laid side by side.
The numbers, and where they come from
The numbers this site rests on, and where they come from
A number without a source is a sales claim. So every figure on this site carries its origin, including the ones that do not flatter us.
What we do not do
- No amount before somebody has stood on the roof. A price given over the phone is a price that gets adjusted at the kitchen table.
- No extra work without your agreement in advance, not even when the scaffold is up and it would be convenient.
- No deposit for work that has not been done. The payment schedule is in the terms and runs alongside the work.
| Figure | What it refers to |
|---|---|
| Rc 0.4 to 6.0 | Thermal resistance of an uninsulated roof against a renewed oneThe existing value is established on your roof during the survey; the new one is calculated with 160 mm of PIR. |
| Rc 3.5 | The floor below which roof insulation falls outside the national grantCondition for roof insulation under the ISDE scheme, Netherlands Enterprise Agency (RVO). |
| 20 to 100 years | Service life, from bitumen to natural slateManufacturer figures, narrowed to the band that Dutch insurers use in their depreciation tables. |
| 65 to 260 euro | Price per square metre of roof surface, including labour, disposal and VATOur own calculation for this area, August 2026. Not a national average: access here differs street by street. |
| 10 years | What we guarantee ourselves on the laying, next to whatever paper the factory puts on the materialThe guarantee clause in our terms and conditions, which also states what it does and does not cover. |
| 3 to 5 working days | Time until the survey on the roofOur own planning, with a cap on surveys per day. The deadline per town is on each town page. |
Questions
Questions that keep coming back
Missing your question here? Pick up the phone. About your own roof something concrete can be said; about roofs in general the page above has it covered.
Can you give a price over the phone?
A range yes, a price no. What makes a roof expensive is rarely the material and nearly always the access and the number of junctions, and neither can be established by phone. An amount that gets adjusted at the kitchen table is useless to you and damaging to us.
What is not in the square metre rate?
Scaffolding, insulation, repair of a damaged deck, roof windows, and removing and refitting solar panels. All five appear as separate lines with a quantity and a unit rate, so you can check them and strike them. Deck repair appears as a unit rate because only once the roof is open does it become clear how much of it is needed.
What does adding insulation cost?
On a flat roof, a warm roof build-up with 160 mm of PIR takes the square metre rate to roughly double that of bitumen alone. That sounds steep and it is the cheapest insulation you will ever be offered: the scaffold is standing, the roof is open and the labour is already paid for. Taking the covering off a second time costs almost what it cost the first time.
Do you charge for extra work afterwards?
Only with your agreement in advance, even when the scaffold is up and it would be convenient. Whatever may appear from under the covering is priced as a unit rate in the quote, so you know the cost per square metre before it is found. That is the difference between a surprise and an amount you can check yourself.
Can the work be split into stages?
Often yes, and sometimes it is sensible: a failed box gutter does not have to wait for the whole roof. What makes it more expensive is the scaffold, because it then goes up twice. So the report always separates what has to happen now from what can wait, with the year by which it stops being able to wait.
Quote
Request the survey
You hear within one working day when we can come. The survey itself costs nothing and the report stays yours, including when you go on with somebody else.
Rather speak to somebody now
For a question about a quote you already have, or about what is allowed at your address, calling is faster than this form.
Start with a photo
A photo of the eaves, the gutter or the place where it leaks says more than half a form. Send it ahead and we know what we are looking at.