Roof Repair vs Replacement: 10-Point Decision Guide Dublin 2025

A note from the team at Secure Top Roofing. Over 15 years of working on Dublin roofs have taught us one thing: the repair-or-replace decision causes more stress and wasted money than any other roofing choice. That's why we created this scoring system—the same one our team uses on every assessment. We'd rather you make an informed decision than rush into the wrong one.

You've noticed the problem. Maybe it's water stains spreading across your ceiling after last night's rain. Maybe your neighbour mentioned missing slates. Or perhaps you're standing in your garden in Dublin 15 staring up at your roof wondering: "Do I repair this, or am I throwing good money after bad?"

Here's the truth: Most Dublin homeowners make this decision based on price alone, and it costs them thousands.

A €500 repair sounds better than a €12,000 replacement. Obviously. But what if that repair only buys you 18 months before you're replacing the whole roof anyway? Now you've spent €12,500 total instead of €12,000.

Quick Answer: Should You Repair or Replace Your Roof?

Use our 10-point scoring system below to find out. Score your roof honestly across these factors:

1. Age of your roof (0-3 points)
2. Extent of visible damage (0-2 points)
3. Number of previous repairs (0-1 point)
4. Interior water damage evidence (0-2 points)
5. Energy efficiency concerns (0-1 point)
6. Roof deck condition (0-1 point)

Score 0-3: Repair is likely your best option Score 4-6: It's genuinely 50/50—professional assessment needed Score 7-10: Replacement will save you money long-term

Keep reading for the complete scoring system with detailed guidance for each factor, plus real Dublin pricing data.

Why This Decision Costs Dublin Homeowners Thousands

Let's be honest about what's happening in the Dublin roofing market right now.

We get calls every week from homeowners who paid €800-€1,200 for repairs two years ago. Now they're facing a full replacement anyway. That's €800-€1,200 down the drain—money that could have reduced their replacement cost.

The problem isn't the repair itself. The problem is making the repair-or-replace decision without understanding the full picture.

Here's what most Dublin roofers won't tell you: There's a grey zone between "definitely repair" and "definitely replace" where the answer depends on factors most homeowners never consider. Your roof's age, Dublin's weather, your future plans for the property, even the specific type of slate or tile you have installed.

We created this scoring system because we got tired of seeing homeowners make expensive mistakes. We use this exact framework during our assessments. Now you can use it too, for free, before you ever pick up the phone.

The 10-Point Scoring System (Your Free Decision Tool)

Grab a pen and paper. We're going to score your roof together using the same criteria our team uses on every assessment. Be brutally honest—you're only fooling yourself if you fudge the numbers.

Factor 1: Age of Your Roof (0-3 Points)

How to score:

• 0 points: Your roof is under 15 years old
• 1 point: Your roof is 15-25 years old
• 2 points: Your roof is 25-40 years old
• 3 points: Your roof is over 40 years old

Why this matters: Dublin's Atlantic weather ages roofs faster than the manufacturer's estimates. A slate roof might be "rated for 50-60 years" but here's the reality: the fixing nails corrode, the battens rot from moisture, and the slates themselves develop micro-fractures from freeze-thaw cycles.

If your roof is over 25 years old and you're facing repairs, you're likely in the "throwing good money after bad" zone. The roof might have another 10 years in it—or it might fail completely next winter.

Factor 2: Extent of Visible Damage (0-2 Points)

How to score:

• 0 points: Isolated damage (1-5 damaged slates/tiles in one area)
• 1 point: Multiple areas affected (6-15 damaged slates/tiles, or damage in 2+ locations)
• 2 points: Widespread damage (15+ damaged slates/tiles, or damage across 30%+ of roof area)

Why this matters: This is the 30% Rule in action. If more than 30% of your roof shows damage, repairs become economically pointless. You're patching a sinking ship.

What counts as damage:

• Missing, cracked, or slipped slates/tiles
• Visible gaps in coverage
• Moss or vegetation growth (indicates failing waterproofing)
• Sagging or uneven roofline
• Damaged or missing flashing around chimneys, valleys, skylights

Dublin context: After Storm Barra in 2021 and Storm Eunice in 2022, we assessed dozens of roofs where "a few missing slates" turned out to be 40+ damaged areas once we got up there. The homeowner could only see the obvious damage from ground level.

Factor 3: Number of Previous Repairs (0-1 Point)

How to score:

• 0 points: This is the first repair issue, or you've had one minor repair 5+ years ago
• 1 point: You've had 2+ repairs in the past 5 years

Why this matters: Multiple repairs in a short timeframe signal systemic failure. Your roof is telling you it's done.

Think about it this way: if your 15-year-old car needed a new transmission, new engine, and new suspension all within two years, you wouldn't keep repairing it. You'd accept it's reached end-of-life. Your roof is the same.

Factor 4: Interior Water Damage Evidence (0-2 Points)

How to score:

• 0 points: No interior damage visible
• 1 point: Water stains on ceiling or walls, but isolated to one area
• 2 points: Multiple rooms affected, active dripping during rain, or visible mould growth

Why this matters: Interior water damage means water has penetrated past your roof covering, past your felt underlayment, and into your roof structure. This indicates:

1. The damage is worse than it appears from outside
2. Your roof deck (the wooden boards under the slates) may be rotting
3. Structural integrity could be compromised

Critical warning: If you see mould or smell dampness in your attic, this is advanced damage. A simple slate replacement won't fix the underlying rot.

Factor 5: Energy Efficiency Concerns (0-1 Point)

How to score:

• 0 points: Your heating bills are normal, no draughts, attic insulation is adequate
• 1 point: High heating costs, cold spots in upstairs rooms, or you know your insulation is inadequate

Why this matters: If you're considering a roof replacement anyway, upgrading to modern specifications can cut your heating costs by 15-25%. Since 2019, replacement roofs must meet strict thermal performance standards (U-value of 0.16 W/m²K or better).

The hidden cost: Repairing an old, inefficient roof means you'll continue paying €300-€500+ extra per year in heating costs. Over 10 years, that's €3,000-€5,000 in wasted money.

Factor 6: Roof Deck Condition (0-1 Point)

How to score:

• 0 points: From attic, you can see roof boards look solid, no soft spots, no daylight coming through
• 1 point: You can see daylight through gaps, boards look dark/stained, or you see sagging between rafters

Why this matters: If your roof deck is compromised, repairs are pointless. You're treating the symptom, not the disease.

Safety note: If you're not comfortable going into your attic, don't force it. Leave this factor unscored and book a professional assessment. We'll check this for you safely.

Understanding Your Score: What the Numbers Mean

Tally up your points from all six factors. Here's what your total score means for your Dublin roof.

Score 0-3: Repair is Your Best Option

What this means: Your roof has plenty of life left. The damage is isolated and repairing it makes economic sense.

Typical repair cost in Dublin: €400-€1,200 depending on extent and access

Expected lifespan after repair: 10-20+ years if properly maintained

Next steps: Get quotes from local roofers for the specific repair needed. Make sure they:

• Inspect the full roof, not just the obvious problem area
• Provide a written quote with materials specified
• Offer a workmanship guarantee (we provide 10-year guarantees)

Our honest advice: If you scored 0-3, don't let anyone talk you into a replacement. It's unnecessary. A quality repair will serve you well.

Score 4-6: The Grey Zone (Professional Assessment Critical)

What this means: Your roof is in the danger zone where the wrong decision costs thousands. This is where you need expert eyes.

Why professional assessment matters: Factors you can't see from ground level or your attic will tip the decision one way or another:

• The condition of your roof battens (the wood strips slates nail into)
• Whether your felt underlayment has failed
• Hidden damage around valleys, hips, and ridges
• The availability of matching materials (Victorian slate roofs, we're looking at you)

Typical scenarios in this score range:

• Scenario A: Your roof is 28 years old (2 points) with moderate damage (1 point) and one previous repair (1 point) = 4 points total. Professional assessment reveals the battens are solid and matching slates are available. Verdict: Repair for €800-€1,500, get another 8-12 years.

• Scenario B: Your roof is 22 years old (1 point) with widespread damage (2 points), interior stains (1 point), and high energy costs (1 point) = 5 points total. Assessment reveals roof deck has soft spots. Verdict: Replacement for €10,500-€13,500, plus modern insulation benefits and long-term energy savings.

Next steps: Book a professional assessment (not just a quote). You need someone who will:

1. Access your roof safely and inspect every area
2. Check your attic for deck condition and insulation
3. Explain exactly what they find with photos
4. Give you honest guidance on repair vs replacement with cost-benefit analysis

What we do differently: We'll show you photos of what we find, explain what each issue means, and give you both options with transparent pricing. We'd rather have you as a satisfied client who returns when truly needed than push unnecessary work today.

Score 7-10: Replacement Will Save You Money

What this means: Your roof has reached end-of-life. Repairs are band-aids on a sinking ship.

Why replacement is actually the smart financial choice:

1. You'll stop the repair cycle: No more emergency calls, no more patch jobs, no more anxiety every time it rains
2. You'll get modern protection: New felt underlayment, proper ventilation, up-to-code flashing
3. You'll improve energy efficiency: Modern insulation standards will cut heating costs
4. You'll increase property value: A new roof would add anywhere from €10,000-€15,000+ to resale value
5. You'll get peace of mind: 10-20 year guarantees (depending on materials) mean this problem is solved for decades

Typical replacement cost in Dublin:

As a realistic guide for a standard semi-detached property, roof replacement typically start from:

• Concrete tile roof: from €8,000
• Natural slate roof: from €10,000
• Victorian/heritage slate roof: from €14,000

What affects your actual cost: Access difficulty, roof complexity (valleys, dormers, chimneys), structural repairs needed, insulation upgrades, and material quality all impact the final figure. We provide detailed line-item quotes so there are no surprises.

Cost-benefit reality check: If you scored 7-10 and you repair for €1,000 today, you'll likely need a full replacement within 3-5 years anyway. That's €1,000 wasted. Bite the bullet now, and you're done.

Next steps: Get 2-3 written quotes from reputable Dublin roofers. Compare:

• Materials specified (avoid "we'll use whatever we have in stock")
• Guarantee/warranty terms (workmanship and materials)
• Timeline and payment structure
• References from recent projects in your area

Dublin-Specific Factors That Change Everything

The scoring system above works anywhere, but Dublin throws curveballs that shift the decision. Here's what every Dublin homeowner needs to consider.

Atlantic Weather Accelerates Roof Aging

Dublin receives over 750mm of annual rainfall spread across 150+ wet days per year. That's not just inconvenient—it's brutal on roofing materials.

What this means for your decision:

• Manufacturer lifespan estimates assume drier climates. Your "40-year slate roof" might realistically last 30-35 years in Dublin
• Freeze-thaw cycles (water seeping into micro-cracks, freezing, expanding) damage slates faster here
• Coastal areas (Clontarf, Howth, Portmarnock) face salt air corrosion that shortens metal fixing lifespans

Rule of thumb: If your roof scores 4-5 on our system, Dublin weather tips it toward replacement rather than repair.

Victorian and Period Properties Have Special Considerations

If you own a Victorian or Edwardian terrace in Drumcondra, Rathmines, Ranelagh, or similar areas, your decision gets complicated.

The matching materials problem:

• Original Welsh slates may not be available anymore
• Planning restrictions might require like-for-like replacement
• "Character of the building" considerations can limit your options

What this means: Sometimes repairs are your only option simply because replacement would require planning permission you won't get, or materials that would cost €15,000+ due to heritage requirements.

Our advice: If you own a period property scoring 6-7 on our system, consult with a roofer experienced in conservation work before deciding. We've worked on dozens of Victorian terraces and can guide you through the planning considerations.

Insurance Complications and Storm Damage

After major storms (like Storm Éowyn in early 2025), insurance companies swarm Dublin with assessors. Here's what you need to know.

If your damage is storm-related and you have home insurance:

1. Report the claim immediately (most policies require reporting within 30 days)
2. Get emergency repairs done to prevent further damage (keep receipts)
3. Don't commit to full replacement until the assessor has visited
4. Your insurance might cover replacement if damage exceeds a certain threshold (often 50% of roof area)

The hidden opportunity: If storm damage puts your roof over the "replacement threshold" and insurance covers it, you're getting a new roof for the cost of your excess (typically €250-€500). This is the best-case scenario if you were borderline on our scoring system.

What we do: We work directly with insurance companies on dozens of claims per year. We'll photograph everything, provide detailed reports, and handle the paperwork to maximize your claim.

The True Cost Analysis: Repair vs Replacement in Dublin

Let's talk money. Real numbers, real scenarios, complete transparency.

What Actually Determines Your Roofing Costs?

Understanding what drives pricing helps you evaluate quotes properly and avoid getting ripped off. Here are the key variables that affect your final cost.

For Repairs:

1. Extent of damage: Replacing 5 slates costs €400-€600. Replacing 50 slates costs €1,200-€1,800
2. Access difficulty: Ground-floor extension? Easy. Three-storey Victorian terrace with no side access? We need scaffolding (+€600-€1,200)
3. Material matching: Standard concrete tiles are readily available and cost-effective. Reclaimed Victorian slates can cost 5x more per unit
4. Hidden damage: If we open it up and find rotten battens or deck issues, costs increase (we'll always show you and get approval first)

For Replacements:

Here's where your money actually goes on a full replacement. A standard Dublin semi-detached typically breaks down like this:

1. Roof size: Measured in m². Most semi-detached properties range from 90-110m²
2. Material choice (the biggest variable):
   • Concrete tiles: €60-€75 per m² installed
   • Natural slate: €85-€110 per m² installed
   • Heritage/reclaimed slate: €120-€160+ per m²
3. Structural work: If your roof deck or battens need replacement, add €1,200-€3,500+ depending on extent
4. Complexity factors: Each valley, dormer, or chimney adds labour time (€400-€900 each)
5. Scaffolding: €800-€1,800 depending on property height, access, and how long we need it
6. Insulation upgrades: Meeting current Building Regulations: €800-€1,800

Why such broad ranges?

Because no two roofs are identical. A straightforward 100m² tile replacement with easy access and no structural issues might be €10,000-€12,000. The same size roof with slate, difficult access, two valleys, a dormer, structural repairs, and heritage constraints could be €20,000-€25,000.

This is why we always provide bespoke quotes after a proper assessment—we'd rather give you an accurate figure based on your specific roof than guess.

Our pricing philosophy: We give you a detailed line-item breakdown showing exactly where every euro goes. No vague "labour" line items. You'll see materials (brand and spec), scaffolding costs, waste removal, everything. If something unexpected comes up during the work, we stop, show you photos, explain the issue, and get approval before proceeding.

Real Dublin Scenarios (Actual Projects We've Completed)

Scenario 1: The Smart Repair

• Property: 1990s semi-detached in Castleknock
• Problem: Storm damage, 8 missing concrete tiles, one area of damaged flashing
• Score: 2 points (age: 0, damage: 0, previous repairs: 0, interior: 1, energy: 0, deck: 0)
• Decision: Repair
• Cost: €520 (materials, labour, guarantee)
• Outcome: Homeowner got another 15+ years from the roof. Perfect decision.

Scenario 2: The Borderline Call That Went Repair

• Property: 1970s semi-detached in Blanchardstown
• Problem: Multiple leaks, visible slate damage, one previous repair 3 years ago
• Score: 5 points (age: 2, damage: 1, previous repairs: 1, interior: 1, energy: 0, deck: 0)
• Our assessment: Roof deck was actually solid, battens in good condition, damage concentrated in one valley area
• Decision: Targeted repair with valley re-lining
• Cost: €1,450
• Outcome: 8 years later, still performing well. Saved the homeowner €10,000+ vs replacement.

Scenario 3: The Tough Conversation (Replacement Was Right)

• Property: 1960s terraced house in Finglas (smaller roof, ~85m²)
• Problem: "Just a few missing slates"
• Score: 7 points (age: 2, damage: 2, previous repairs: 1, interior: 2, energy: 0, deck: 0)
• Our assessment: Once we accessed the roof, we found 60+ damaged slates, failed felt underlayment, soft spots in deck requiring partial board replacement
• Homeowner's initial hope: €800 repair
• Reality: We explained that repairing this would cost €1,800-€2,200 and last maybe 3-4 years before complete failure
• Decision: Full replacement
• Cost: €11,400 (natural slate, structural repairs, new insulation, 10-year guarantee)
• Outcome: Homeowner's initial disappointment turned to relief. No more leaks, no more anxiety, heating bills dropped by €40/month. Made the right long-term choice.

The 5 Biggest Mistakes Dublin Homeowners Make

After 15 years and hundreds of assessments, we see the same costly mistakes over and over. Don't be this person.

Mistake 1: Choosing Based on Price Alone

The scenario: You get three quotes. One is €6,500, one is €9,800, one is €13,200. You pick the €9,800 quote because "they're all doing the same thing, right?"

Wrong.

What the cheap quote often means:

• They're using substandard materials (tiles that crack in 5 years, felt that fails in 3)
• They're cutting corners on prep work (not replacing damaged battens)
• They're not including proper flashing or ventilation
• They're uninsured (when someone falls off your roof, guess who's liable?)

The real cost: You'll need repairs within 3-5 years, or a complete do-over within 10 years. That "€3,300 savings" just cost you €12,000-€17,000 total.

How to avoid this: Ask every roofer to specify materials, guarantee terms, and insurance coverage. Compare like-for-like, not just bottom-line numbers.

Mistake 2: Waiting Until It's an Emergency

The scenario: You notice a small water stain in February. "I'll deal with it in spring." By April, you have three stains. By June, you have mould. By November, your ceiling plaster is falling down.

What waiting costs you:

• A €500 repair becomes a €1,500 repair + €800 interior restoration
• You've now scored higher on our system (interior damage points), possibly pushing you into replacement territory
• You've stressed yourself out for months
• You've potentially created health hazards (mould) for your family

The fix: Address roof issues the moment you spot them. Even if you're not ready for the full repair, get an assessment so you know what you're dealing with.

Mistake 3: Hiring Based on "My Mate Knows a Guy"

The scenario: "My cousin's friend does roofing on the side. He'll do it cheap."

What could go wrong:

• No insurance (your home insurance won't cover unlicensed contractors)
• No guarantee (when it leaks next year, he's vanished)
• Substandard work (we've re-done dozens of DIY and "mate's mate" jobs)
• No comeback if things go wrong

The reality: Professional roofing requires insurance, training, proper equipment, and accountability. The €500 you save hiring someone's mate could cost you €10,000-€15,000 when you need to have it completely re-done properly.

How to protect yourself: Only hire roofers who provide:

• Public liability insurance (minimum €2 million coverage)
• Written guarantees on workmanship (minimum 5 years, we offer 10)
• References from recent projects you can verify
• A registered business address

Mistake 4: Not Understanding What "Repair" Means

The scenario: You hire someone to "fix the leak." They replace a few slates, charge you €600, and three months later it's leaking again. You feel ripped off.

What happened: They gave you exactly what you asked for—a patch job on the visible damage. They didn't address the underlying cause (failed flashing, rotten battens, inadequate ventilation causing condensation).

How to avoid this: When getting repair quotes, ask:

• "Will you inspect the entire roof or just the obvious problem?"
• "What's causing this damage, and are you addressing the root cause?"
• "Does your guarantee cover just the immediate repair area, or the whole roof?"

What we do: Every repair job includes a full roof inspection with photos. We'll show you exactly what we found, what needs immediate fixing, what can wait, and what's causing the problem.

Mistake 5: Ignoring the 30% Rule

The scenario: You have damage to "about a third" of your roof. You get a repair quote for €2,200 and a replacement quote for €13,000. You choose the repair because €2,200 is way less than €13,000.

What you've missed: When damage exceeds 30% of roof area, repairs become economically irrational. You're patching a fundamentally failed roof.

The math:

• Year 1: Pay €2,200 for repairs
• Year 3: Another leak, pay €900 for more repairs
• Year 5: Roof fails completely, pay €13,000 for replacement
• Total cost: €16,100

The smart choice:

• Year 1: Pay €13,000 for replacement with 10-year guarantee
• Years 2-10: No roofing costs, no stress, no anxiety
• Total cost: €13,000 (plus you saved €3,100 and a decade of stress)

How to avoid this: If your score is 7+, or if damage exceeds 30% of your roof, seriously consider replacement even if repair seems cheaper upfront.

How We Make This Decision With You (Not For You)

Here's our process when you call us for an assessment. This is how we use the scoring system in the real world.

Step 1: The Phone Call (10 Minutes)

You describe what you're seeing. We ask questions:

• How old is your roof?
• What type of material (slate, tile, etc.)?
• Where's the damage located?
• Any interior water stains or leaks?
• Have you had previous repairs?

Based on this, we'll give you an initial sense of urgency and schedule an assessment (usually within 24-48 hours, or same-day for emergencies).

Step 2: The Property Assessment (45-60 Minutes)

What we do:

1. External inspection: We safely access your roof and photograph every area of concern
2. Attic inspection: We check your roof deck, insulation, ventilation, and look for interior damage evidence
3. Measurement: We measure your roof area for accurate quoting
4. Documentation: We take 20-30 photos showing exactly what we find

What you get: A detailed explanation of our findings, usually delivered on the spot while we're still there. We'll show you the photos on our tablet and explain what each issue means.

Step 3: The Honest Conversation (15-20 Minutes)

This is where we walk through the scoring system with you and present options.

We'll tell you:

• Your roof's score based on our findings
• Whether repair or replacement makes sense (and why)
• What the repair would involve and cost
• What replacement would involve and cost
• The pros and cons of each option
• Our honest recommendation

What we'll never do:

• Pressure you to choose replacement if repair is sensible
• Create false urgency ("We need your decision today!")
• Hide costs or use vague estimates
• Make you feel stupid for asking questions

Our philosophy: We'd rather you make an informed decision you're confident in than rush you into anything. If you need time to think, that's fine. If you want to get other quotes, we encourage it. We're confident our transparency and quality speak for themselves.

Step 4: The Written Proposal (Delivered Same Day)

What you receive:

• Detailed written quote with line-item breakdown
• Photos from the assessment
• Materials specified (brand, type, specifications)
• Timeline for completion
• Guarantee terms in writing
• Payment structure (we never ask for full payment upfront)

For borderline cases (scores 4-6): We'll provide quotes for both repair and replacement so you can compare the value proposition.

Step 5: Your Decision (No Pressure, No Games)

Take your time. Compare quotes. Ask questions. We're here when you're ready.

If you choose us: We'll schedule the work at your convenience, typically within 1-2 weeks for repairs, 2-4 weeks for replacements.

If you choose someone else: We genuinely hope they do great work for you. If something goes wrong down the line and you need a second opinion, we're still here.

Frequently Asked Questions

Make the Right Decision for Your Dublin Roof

Here's what you should do right now, based on your score:

If you scored 0-3: Get 2-3 repair quotes from reputable Dublin roofers. Make sure they inspect the full roof and provide written guarantees. A quality repair will serve you well for years.

If you scored 4-6: Book a professional assessment. This is the grey zone where expert evaluation of factors you can't see will tip the decision. Don't guess—get the information you need to make the right choice.

If you scored 7-10: Start getting replacement quotes. Yes, it's a bigger investment upfront, but you'll save money long-term by avoiding the repair cycle and you'll get modern energy efficiency benefits.

Regardless of your score: Don't make this decision based on price alone. Consider the full picture—total cost over time, peace of mind, energy efficiency, and property value.

We created this scoring system and this guide because we believe informed homeowners make better decisions. We've seen too many people waste money on the wrong choice, and we're tired of it.

Whether you call us or another reputable Dublin roofer, use this framework. Score your roof honestly. Get professional assessments for borderline cases. And make the choice that gives you the best value and peace of mind for years to come.

Your roof protects everything you own and everyone you love. Make sure you make the right decision about its future.