What a Good Roofing Quote Includes (Cork 2026)

I'm Michael Casey, founder of Keystone Roofing, and I've been quoting roofs across Cork since 2000. Two quotes for “the same” roof job can land €8,000 apart, and both can be honest — because they're rarely quoting the same work. The cheapest number usually looks cheap because it leaves things out that you'll pay for later. Knowing what a complete roofing quote should contain, line by line, is how you compare fairly and avoid the “extras” surprise.

Why can two Cork quotes for the same roof be €8,000 apart?

When homeowners in Douglas, Ballincollig or Glanmire ring me confused by a huge gap between quotes, it almost always comes down to four things — and none of them is one roofer being greedy:

• Scope. One quote strips the roof back to the rafters, re-battens and re-felts; the other overlays new tiles onto tired timber. Same finished look on day one, very different roof in five years.
• Materials. Budget concrete tile versus premium natural slate can be a €30–€60 per m² swing before labour. On a typical Cork semi that alone is thousands.
• Membrane and detailing spec. A proper breathable membrane, treated battens and lead flashing cost more than felt, sawn battens and mortar-only detailing — the difference hides under the tiles where you'll never see it until it leaks.
• VAT treatment. One quote reads ex-VAT, the next inc-VAT. At 13.5% that's a real gap on a €15,000 job before you've compared a single tile.

For the underlying figures behind these swings, see our cost of a new roof in Cork 2026 guide. The point stands: cheaper isn't cheaper if it's a smaller job.

What should a complete roofing quote include, line by line?

Here's exactly what I put on a Keystone quote, and what any good Cork roofer's quote should spell out:

• Material and manufacturer. The exact slate or tile (and maker), or the flat-roof system — EPDM, fibreglass (GRP) or felt. Naming the product lets you check the manufacturer warranty behind it.
• Breathable membrane and batten grade. A named breathable underlay and treated, correctly graded battens (BS 5534). This is where corners get cut invisibly.
• Ridge, valley and flashing. New ridge tiles and bedding, valley detail, and chimney/abutment flashing in lead code 4 or 5 — not code 3 offcuts or mortar fillets pretending to be flashing. These are where most leaks start.
• Scaffolding. Shown as its own line. Almost every pitched re-roof in Cork needs it, and Atlantic-exposed gable ends often need more of it.
• Waste and skip. Stripping a roof produces tonnes of debris; skip hire and disposal should be visible, not buried.
• VAT stated clearly. Every line should say whether the figure is ex-VAT or inc-VAT, at 13.5%.
• Start date and duration. A realistic window — and honesty that Cork weather can move it.
• Written workmanship guarantee. Ours is 20 years, in writing, on the quote — not a verbal “you'll be grand”.
• Payment schedule. A 30–40% deposit to secure materials is normal, with the balance on completion. Full payment up front is not.

What are the red flags in a Cork roofing quote?

After 25 years on Cork roofs, these are the warning signs I'd tell my own family to walk away from:

• Verbal or text-only quotes. A number in a WhatsApp message is not a contract. If it isn't written and itemised, you can't hold anyone to it.
• A “day rate” instead of a fixed price. Open-ended day rates reward slow work and leave you exposed. A re-roof should be a fixed, itemised price.
• Full payment demanded up front. A deposit is normal; the whole sum before a tile is lifted is a serious risk.
• Vague “extras” or “subject to inspection” with no limit. Any likely extra (rotten timber, chimney repair) should be flagged and priced as a rate up front, not left open.
• No CRO number, no insurance, no address. A legitimate contractor puts them on the paperwork. Ours is CRO 752205, with €6.5M AXA public liability.

For a fuller check on the roofer behind the number, see our guide to choosing a roofer in Cork.

A quote checklist you can use

Print this or keep it on your phone, and tick each line against every quote you get. If a roofer can't fill it in, that tells you plenty.

Line item	Why it matters	Watch out for
Material + manufacturer	Sets quality and warranty; makes quotes comparable	Vague “new roof covering” with no product named
Breathable membrane + batten grade	Stops condensation and roof failure under the tiles	Felt-only, sawn battens, or no membrane line at all
Ridge / valley / flashing (lead code 4/5)	These details are where leaks begin	Mortar fillets instead of lead; code 3 offcuts
Scaffolding	Needed for safe pitched work; a real cost	Missing from headline, invoiced later
Waste / skip	Tonnes of strip-off must be removed legally	Not itemised, added as an “extra”
VAT stated	13.5% changes the real total	Ex-VAT figure compared to an inc-VAT one
Start date + duration	Lets you plan and hold the roofer to it	“We'll fit you in” with no dates
Written workmanship guarantee	Your cover if something fails	Verbal-only promises; no term stated
Payment schedule	Protects both sides	Full payment demanded up front

A quote that survives this checklist might not be the cheapest headline number — but it's the one you can actually trust, and the one that won't grow €3,000 of “extras” halfway through. For a full re-roof, our roof replacement in Cork quotes cover every line above on a single page.