New roof: what's a fair price?

You've just received a quote for €18,000, €35,000 or €60,000 to replace your roof and you're wondering: 'Is this a normal price, or is my roofer overcharging?'

It's an excellent question, because roofing is one of the most difficult items to compare in a renovation project.

In Belgium, price ranges published in 2026 can go from around €100 to €300/m² including installation, depending on the material, while a complete renovation including the roof structure, insulation and zinc work can go up to €400/m² in some cases.

But a quote for €250/m² can be perfectly justified, while another for €120/m² might be too expensive. Why? Because you need to know what the price actually includes.

WARNING: THE ROOFING SECTOR IS PARTICULARLY PRONE TO ABUSIVE PRACTICES AND SCAMS.

The reason is simple: homeowners rarely get up on their own roofs. This makes it difficult for them to check if a repair is really necessary, if 30 tiles have been replaced instead of 5, if the underlay is correct, or if a treatment they've been billed for has actually been applied.

Roofing combines urgency, technical skill, difficulty of inspection, and high costs. It's an ideal field for serious professionals... but unfortunately, also for some unscrupulous salespeople.

1. How much does a new roof cost in 2026?

There are four distinct types of jobs: replacing only the roof covering; renovating the covering and underlay; renovating and insulating the roof; and completely re-roofing, including the covering, underlay, insulation, zinc work and possibly the roof structure.

Obviously, these four jobs cannot have the same price. In France, a new roof including the structure and covering is estimated in 2026 to be around €180 to €250/m², while the covering alone can be around €55 to €200/m², depending on the material.

2. Price of a tiled roof in 2026

Tiles remain extremely common in Belgium, France, Germany, the Netherlands, Austria, Italy and parts of Spain.

Belgium – rough estimates: concrete tiles around €70 to €110/m² installed; clay tiles around €85 to €140/m² installed, depending on the exact scope. A full renovation of a pitched roof can reach around €120 to €260/m², depending on the work included.

3. Price of a slate roof

Natural slate is generally more expensive. In Belgium, some 2026 estimates place natural slate at around €130 to €220/m² for certain supply-and-install roofing services; more comprehensive projects can reach €200 to €300/m².

Why? The material is more expensive, installation is specialised, there are many pieces per square metre, and it requires more labour.

4. Natural or synthetic slate: don't compare the two prices

A quote for natural slate and a quote for fibre cement slate are not for the same product. Check the manufacturer, reference, dimensions, material, quantity and guarantee.

5. Price of a zinc roof in 2026

Zinc is particularly common in Belgium, France, Germany and Switzerland. In Belgium, some 2026 price guides place a zinc roof covering at around €140 to €220/m² for supply and installation in certain configurations.

A zinc roof with numerous flashings, roof windows, chimneys and valleys can cost considerably more than a large, simple surface.

6. Flat roof: EPDM, bitumen or PVC?

For a flat roof, the common materials are EPDM, bitumen/roofing felt and PVC. In Belgium, some 2026 estimates place an EPDM/roofing felt flat roof at around €150 to €200/m² for a relatively comprehensive job.

Ask if the price includes removal, insulation, vapour barrier, substrate, membrane, upstands, drainage, verges and finishing touches.

7. United Kingdom: 2026 prices vary widely

Some 2026 estimates give around £50 to £110/m² for certain flat roofs and £120 to £275/m² for certain pitched roofs, depending on the nature of the project. The materials, region and exact scope of the work will significantly change the final cost.

8. Netherlands: how much does a new roof cost?

For a renovation including insulation and finishing, some 2026 estimates give around €110 to €180/m² for a flat roof and €130 to €220/m² for a pitched roof. A renovation limited to the roof covering can be significantly cheaper.

9. France: tiles, slate and zinc

Depending on the services included, 2026 price guides place mechanical clay tiles at around €40 to €80/m² excluding VAT, concrete tiles at around €30 to €65/m² excluding VAT, natural slate at around €60 to €125/m² excluding VAT, zinc at around €85 to €170/m² excluding VAT, and steel roof panels at around €30 to €60/m² excluding VAT.

A new roof with structure and covering is naturally much more expensive. Two sources quoting €60/m² and €230/m² are not necessarily contradicting each other: they are not talking about the same job.

10. Indicative 2026 prices by country

Country

Indicative 2026 range

Portugal

€70 – €180/m²

Spain

€70 – €190/m²

Italy

€80 – €200/m²

France

€100 – €250/m²

Belgium

€120 – €260/m²

Netherlands

€110 – €220/m²

Germany

€120 – €280/m²

Austria

€130 – €280/m²

Luxembourg

€150 – €320/m²

Switzerland

€180 – €400/m² and up

United Kingdom

£100 – £275/m² and up

WARNING: these figures are strictly indicative and do not constitute official, harmonised rates. The price depends on the city, labour costs, material, access, pitch, height and, above all, what the quote actually includes.

11. Why can a 150 m² roof cost €20,000 or €50,000?

QUOTE A – €21,000 (€140/m²): removal of old tiles, new battens, new tiles.

QUOTE B – €34,500 (€230/m²): removal, waste disposal, new underlay, counter-battens, insulation, tiles, zinc work, gutters, scaffolding.

QUOTE C – €52,500 (€350/m²): previous services + major repairs to the roof structure, new Velux windows, cornices, chimney work and possibly asbestos removal.

All three quotes can be reasonable.

12. The roof area trap

A house with a 100 m² footprint does not necessarily have a 100 m² roof. With the pitch, overhangs and geometry, the actual surface area can be significantly larger. Ask: WHAT EXACT AREA HAVE YOU CALCULATED?

13. The game-changer: the roof structure

If the company says the entire roof structure needs to be replaced, the bill can skyrocket. Before agreeing to an extra €15,000 or €25,000, ask for photos, the location of the damage, the cause, the affected sections and the quantities to be replaced. For major structural work, an independent second opinion can be cost-effective.

14. A €300/m² quote isn't necessarily too expensive

If the quote includes scaffolding, removal, waste disposal, underlay, high-performance insulation, roof covering, Velux windows, gutters, zinc work, roof structure repairs and finishing touches, a high price can be reasonable. The real question is: WHAT IS INCLUDED IN THIS PRICE PER M²?

15. What about roof moss removal?

A roof covered in moss or lichen may require cleaning, moss removal and a suitable treatment. But not all roofs should be treated in the same way. An aggressive approach can damage certain materials. Prices range from a few euros to several tens of euros per square metre, depending on the work and treatment.

16. "I was in the area and I noticed your roof"

This is a classic line from a door-to-door salesperson: 'We're working on your neighbour's house,' followed by 'your tiles are becoming porous,' and finally, 'you need to act immediately.' A genuine problem can be discovered by chance, but a sales-driven sense of urgency should never replace a proper diagnosis.

17. Moss removal: the police have already issued warnings

The Belgian police have warned about certain abuses related to door-to-door sales for roof moss removal, particularly disproportionate charges or deposits being taken without the work ever being carried out. Moss removal is obviously not a scam in itself; it's the sales method that should sometimes raise a red flag.

18. What about "gypsies" or travelling traders?

Some accounts sometimes use the terms 'gypsy roofers' or 'Irish Travellers' to describe certain travelling teams who go door-to-door. The real or supposed ethnic origin of a tradesperson says nothing about their honesty or skills.

The risk to watch out for is the method of operation: unsolicited door-to-door sales, a company that is difficult to identify, no detailed quote, an artificial sense of urgency, a verbal price, cash payment, an immediate deposit, no operational address, or the inability to verify insurance and qualifications.

19. The "mandatory water-repellent treatment" scam

After cleaning, you're told that a water-repellent treatment is essential, costing several thousand euros. A treatment can be useful depending on the material and its condition, but it is not automatically necessary. Ask for the product name, manufacturer, quantity, technical data sheet, guarantee and justification.

20. "Your tiles are porous"

Ask how this was determined: a photo, a test, an inspection, leaks, the age of the tiles? An old roof does not automatically need replacing.

21. High-pressure cleaning can be a problem

The aesthetic result can be spectacular, but depending on the roof covering and its condition, excessive pressure can damage the surface or cause leaks. A serious professional will adapt the pressure, method, product and rinsing to the material.

22. The small, fake problem that turns into a €20,000 job

The salesperson comes for a €600 moss removal job, then suddenly discovers the ridge, tiles, flashings and underlay need redoing. All of this may genuinely be necessary, but before turning €600 into €18,500, get a second, independent opinion.

23. "I can start tomorrow"

Immediate availability can be an advantage. But when combined with a very low price, a high deposit and pressure to sign, it warrants an extra check.

24. The fake promotional price

Normal price: €31,000. Price if you sign today: €24,500. A discount is possible, but a huge reduction conditional on immediate payment can be a red flag.

25. Beware of quotes that just say "roof renovation"

A detailed quote should ideally identify the surface area, removal, waste disposal, scaffolding, underlay, insulation and thickness, make and model of the roof covering, battens, ridge, verges, valleys, flashings, gutters, roof windows, roof structure, finishing touches and VAT.

26. The extras that make the price explode

Initial quote €24,000, then scaffolding +€3,000, waste disposal +€1,800, zinc work +€4,200, Velux windows +€3,500, roof structure repair +€6,000: total €42,500. A deliberately incomplete quote can be more dangerous than one that is more expensive but comprehensive from the start.

27. Asbestos: the item not to forget

Some old roof coverings may contain asbestos. Its removal is subject to specific regulations. Never compare a quote that includes regulated removal and disposal with a quote that completely ignores the issue.

28. Roofing and insulation: beware of grants

Eligibility for grants can depend on the thickness, thermal resistance, material, company, certificates, date of work and the invoice. Never choose an insulation product simply because a contractor claims: 'You'll get a €5,000 grant back.' Check the official conditions yourself.

29. The lowest price can become the most expensive

Three quotes: A €31,800, B €34,200, C €21,500. C seems the obvious choice, but it doesn't include scaffolding, insulation, waste disposal, gutters or finishing touches. After extras: €35,700. The cheapest quote becomes the most expensive.

30. Keywords people search for

roof price m2 2026; new roof cost 2026; cost to re-roof 100m2 house; 150m2 roof cost; roof renovation cost Belgium; roof cost France 2026; roof cost Germany; roof cost Spain; roof cost Portugal; roof cost Switzerland; roof cost Netherlands; slate roof cost m2; tile roof cost m2; zinc roof cost m2; EPDM flat roof cost; roof moss removal cost m2; roof water repellent cost; roofing quote too expensive; how to know if roofing quote is fair; roofer scam; roofing scam; roof moss removal scam; door-to-door roofing scam; door-to-door roofer; roofer asking for deposit; roof insulation cost 2026; how much does it cost to re-roof.

All these searches hide the same question: 'IS THE PRICE MY ROOFER IS QUOTING ME NORMAL?'

31. The ECV method for analysing a roofing quote

1. THE COMPANY: does it really exist?
2. THE ACTIVITY: is it registered for roofing work?
3. EXPERIENCE AND QUALIFICATIONS: are they consistent and verifiable?
4. INSURANCE: is the work in question covered?
5. THE AREA: are the measurements realistic?
6. THE MATERIALS: make, model, thickness, specifications.
7. THE PRICE: is it consistent with the local market and the services provided?
8. THE DEPOSIT: is it proportionate?
9. EXCLUDED SERVICES: what else will you have to pay for?
10. GRANTS: are the conditions really met?

32. Example: a 120 m² roof for €32,400

Price: €270/m². At first glance, this seems high. But the quote includes scaffolding, removal, waste disposal, new underlay, high-performance insulation, new battens, clay tiles, new Velux windows, zinc gutters and partial repair of the roof structure. In that case, the price can be reasonable.

Another quote for €25,000 (€208/m²) seems cheaper but only includes removal + battens + tiles. The first quote may offer much better value.

33. So the question isn't: "how much does a roof cost?"

The real question is: HOW MUCH SHOULD MY ROOF COST, IN MY COUNTRY, FOR MY SURFACE AREA, WITH MY CHOSEN MATERIAL AND THE WORK THAT IS ACTUALLY NEEDED? A 100 m² tiled roof in Portugal, a 180 m² slate roof in Belgium and a complex zinc roof in Switzerland cannot be compared using a single European price.

Conclusion: a fair price is a price that can be explained

In 2026, a roof renovation can easily cost several tens of thousands of euros. It would be dangerous to choose only the cheapest quote, but just as dangerous to accept a very high quote simply because 'roofing is expensive'.

A good quote should allow you to understand what will be dismantled, kept and replaced; which materials will be used; what surface area will be covered; what insulation will be installed; what additional work is included; and why the quoted price is reasonable.

You need to be even more vigilant when a stranger shows up unannounced to offer moss removal, suddenly discovers urgent work is needed and demands immediate payment. The salesperson's supposed origin or community is not a relevant criterion: what matters is their commercial behaviour, the company's identity, the traceability of the payment, the content of the quote and the verifiability of their claims.

Sources and references 2026

• Belgium: 2026 price guides for roof coverings, roof renovations, slate, zinc, flat roofs and moss removal (including Trustup, Toitivo and specialised Belgian guides).
• France: 2026 guides on the prices of new roofs, coverings and materials, including Travaux.com and specialised professional guides.
• Netherlands: 2026 estimates for flat and pitched roof renovation published by companies and specialised guides for the Dutch market.
• United Kingdom: 2026 cost guides from Checkatrade for flat roofs, pitched roofs and roofing materials.
• Belgium – prevention: Belgian Police, warning regarding certain abuses in door-to-door sales, particularly for roof moss removal.
• IMPORTANT: all price ranges presented are indicative. They do not constitute an official tariff or a contractual estimate. Each quote must be evaluated based on the country, region, surface area, material, accessibility and the exact scope of the work.