Dublin Roofing FAQs: Answers From a Local Roofer

That is a butterfly (valley) roof, standard on Georgian terraces around Merrion Square, Fitzwilliam Street, Mountjoy Square and the North Georgian Core. Two slopes drain into one central valley gutter that runs front to back, so a single blocked outlet, split lead joint or slipped slate floods straight into the top-floor ceiling. Most leaks we fix on these roofs come from the valley lead or the parapet outlet, not the slates.

Most were roofed in natural Welsh slate fixed with iron nails. After 120+ years, the nails rust through ("nail sickness") and slates slide out one by one, especially after winter storms. A few slipped slates can be refixed with copper clips; widespread slipping usually means it is time to strip and reslate, reusing sound original slate where possible.

In Dublin terraces, the stack usually sits on the party wall, so it is normally a shared structure and the cost is split between neighbours. Under Part 8 of the Land and Conveyancing Law Reform Act 2009, an owner who cannot get agreement can apply to the District Court for a works order. We are happy to quote both households together and do one scaffold for both sides.

A parapet gutter is a lead- or felt-lined channel hidden behind the front wall, rather than a visible plastic gutter. Because you cannot see it from the street, leaves, moss and pigeon nesting build up unnoticed, and water backs up under the slates or into the front wall. We recommend clearing parapet gutters at least once a year, ideally in November after leaf fall.

Many of these estates have concrete tile roofs with no breathable membrane underneath, or with original bitumen felt that has perished. Typical issues are cracked ridge tiles, failed ridge mortar, worn valleys and leaks at the chimney flashing. A re-bed and repoint of the ridge, or a strip and re-tile with a modern membrane, usually solves recurring leaks for good.

Yes. Flat roofs on rear returns and 1980s–2000s kitchen extensions are among the most common sources of leaks in Dublin city. Old felt typically fails at the upstands where it meets the wall. We repair felt roofs or replace them with single-ply EPDM or torch-on felt, and check the drainage fall to ensure water doesn't pond.

Usually not, if you replace like for like on an ordinary house: same shape, same height, similar-looking material. You may need permission if the building is a protected structure, if you change the roof profile or add dormers, or if the house is in an Architectural Conservation Area and the work changes its appearance. If in doubt, ask Dublin City Council for a Section 5 declaration before work starts.

Yes, but repairs must not affect the building's character. Dublin City Council's Record of Protected Structures lists more than 8,400 buildings, including many Georgian and Victorian homes. Like-for-like repairs (natural slate, lead, cast iron) are generally fine. Swapping slate for concrete tiles, adding rooflights or changing the roof form usually needs planning permission. Owners can request a Section 57 declaration from the Council's Conservation Section setting out which works are allowed.

An ACA is a street or district where the overall streetscape is protected, not just individual buildings. Dublin city has around 24, including Haddon Road/Victoria Road in Clontarf, Hollybrook Road and North Great George's Street. In an ACA, visible roof changes such as new materials, rooflights to the front or removal of chimney stacks can lose their planning exemption. Repairs that match the original are normally fine.

Yes, if the scaffold stands on a public footpath or road. Dublin City Council requires a hoarding/scaffold licence from its Roadworks Control Unit, and processing can take up to 7 working days. The fee for scaffold on a footpath (up to 30 metres wide) is €207 per month, with extra charges if it blocks parking bays, a corner or a pedestrianised street. [Confirm: we arrange the licence for you and include it in the quote.]

Only if the skip goes on the road; a skip on your own driveway needs no permit. On a public road, Dublin City Council requires the application 7 working days before delivery. Fees are charged per 24 hours by parking zone: €41 in high-demand zones, €27 in average zones and €19 in low-demand zones. On narrow inner-city streets we often use wait-and-load collection instead.

Yes. Terraced streets in Dublin 1, 2, 6, 7 and 8 often need a scaffold licence, a parking-bay suspension or a cherry-picker permit before any work begins. We plan access, permits, and timing (often early mornings) as part of the job, so add about 1–2 weeks of lead time for city-centre work requiring council approval.

Because frequency matters more than volume, Dublin Airport recorded about 670 mm of rain in 2024, roughly 40% of Valentia's total, yet it still had 198 rain days. Constant light rain keeps moss, valleys and gutters damp for most of the year. Heavy bursts are also getting more common: Dublin Airport had its wettest February on record in 2026, at 255% of the long-term average.

Stay out of the attic if the ceiling is sagging, move valuables, and photograph the damage for insurance. Do not climb onto the roof. Call us for an emergency make-safe: we tarp or temporarily refix the roof, then provide a quote for the permanent repair. During Storm Éowyn in January 2025, all of Ireland was under a red wind warning, and Dublin recorded gusts of around 103 km/h.

Properly tied and sheeted scaffolding is designed to withstand wind, but loose sheeting and boards pose a real hazard. During Storm Éowyn, Dublin Fire Brigade reported collapsed scaffolding blocking an inner-city road. Before any named storm, we check ties, remove loose netting and secure boards on every active Dublin site.

Most Irish home policies cover sudden storm damage, but not wear and tear, rusted nails or a roof that was already in poor repair. Insurers usually want photos, a roofer's report and proof you acted quickly to prevent further damage. We provide a written damage report with photos that you can send straight to your insurer.

Late spring to early autumn gives the most dry days for full reroofs and flat-roof work, and is when lead-ins are shortest. Repairs, gutter clearing and inspections are best done in October and November, after leaf fall and before winter storms. Emergency repairs are carried out year-round.

In most apartment blocks, the roof is a common area owned by the Owners' Management Company (OMC), so repairs are arranged by the managing agent and paid from the sinking fund. Report leaks to your managing agent in writing. We regularly quote for OMCs and managing agents across Dublin city, including flat-roof membranes on 1990s–2000s blocks.

Most mid-terrace work in Dublin is done from the front or from a scaffold on your own side, but sometimes a ladder or scaffold has to stand on a neighbour's yard. We ask for written permission in advance and protect their property. If agreement cannot be reached for necessary repairs, the Land and Conveyancing Law Reform Act 2009 lets you apply to court for a works order.

Intact asbestos cement slates are considered low risk while left undisturbed. Many Dublin houses built between the 1950s and 1990s have them, and their use has been banned in Ireland since 2000. The risk comes from breaking, drilling or power-washing them. Never pressure-wash an asbestos roof or clear its gutters without precautions.

Asbestos cement slates must be removed whole, not broken, wrapped or bagged, and taken away only by a holder of a valid waste collection permit. Burying asbestos is illegal in Ireland. Some removal jobs must be notified to the Health and Safety Authority in advance, so allow extra lead time.

Roof repairs themselves are not grant-aided, but attic insulation is, and it is worth doing while the roof is open or on a scaffold. Since February 2026, SEAI attic insulation grants go up to €2,000 for a detached house, and first-time buyers of existing homes can get up to €2,500. An SEAI-registered contractor must do the work.

Yes. Herring gulls and pigeons nest in valleys, parapet gutters and around chimney stacks across Dublin city, blocking outlets and lifting flashings. We clear nesting debris outside the breeding season and fit gull spikes, wires or netting. Active nests with eggs or chicks are protected, so removal is timed for autumn and winter.

Yes. A general building survey often says "roof viewed from ground level." On Georgian and Victorian houses, the expensive problems sit in the valley gutter, parapet and chimney stacks, which can't be seen from the street. We do pre-purchase roof inspections with photos and a written estimate, so you can negotiate the price before you sign.