2026 guide prices
Roofing Costs In Amsterdam
Want a ballpark figure before a roofer climbs up for a look?
Guide prices per job, per m² and per metre, each with its source, date and VAT position
Roofing costs in Amsterdam come down to more than the roof itself. Below are the 2026 prices published by Dutch comparison sites such as Homedeal and Trustoo, split by type of job. They're market ranges, not our rates. Your actual price goes in a written quote once we've seen the roof.
Ask for a quote on your roof
How it's priced
Where the money goes on an Amsterdam roofing job
Dutch roofers charge in two ways. Small jobs are by the hour: tracing a leak, re-seating a few slipped tiles, dressing a bit of lead back down. Bigger work is priced per square metre or per running metre - a new flat roof, a re-tiled roof, a length of gutter.
The materials are usually the cheap part. Enough bitumen or EPDM (a rubber membrane) for a 30 m² flat roof won't break the bank. The real cost is stripping the old covering, getting rid of it, fixing whatever rot is underneath and doing all of it safely at height.
Then there's Amsterdam. Berlage's Plan Zuid allowed buildings four storeys high, roof included, and a ladder won't get you up there. So it's scaffolding or a cherry picker, often on the pavement, and the city wants a permit for that. A family house in Osdorp or a terrace in Almere is a much simpler proposition. Each service page goes into the detail, for example flat roofs and tiled roofs.
Price table
Roofing prices in Amsterdam, job by job
Figures come from Homedeal (July 2026), Trustoo (July 2026), Werkspot and Slimster (checked October 2026) and the City of Amsterdam. Apart from the permit fees, they're national prices. Keep an eye on the VAT column (BTW in Dutch): Homedeal mostly includes it, Trustoo doesn't say either way.
| Job | Guide price | What it covers | VAT | Source |
|---|---|---|---|---|
| Repairs and leaks | ||||
| Roofer's hourly rate, Randstad | €60-90 an hour | Outside the Randstad conurbation: €50-75 | included | Homedeal, 2026 |
| Small roof repair | €200-500 on average | A few tiles or one split seam, say | included | Homedeal, 2026 |
| Call-out charge | around 10% of the total | No fixed euro figure given | included | Homedeal, 2026 |
| Finding a roof leak | €150-160 | Roughly two hours' searching | included | Slimster, 2026 |
| Leak detection, any type | €150-500 | Average around €300 | not stated | Homedeal, 2026 |
| Pitched roof repair | €150-230 per m² | Materials and labour | included | Homedeal, 2026 |
| Flat roofs | ||||
| Bitumen | from €45 per m² | Materials and labour | not stated | Trustoo, 2026 |
| Bitumen (SBS/APP felt) | €50-70 per m² | Fitted, lasts 20-30 years | included | Homedeal, 2026 |
| EPDM rubber | from €50 per m² | Materials and labour | not stated | Trustoo, 2026 |
| EPDM rubber | €55-85 per m² | Fitted, lasts 30-40 years | included | Homedeal, 2026 |
| PVC membrane | from €55 per m² | Materials and labour | not stated | Trustoo, 2026 |
| PVC membrane | €75-105 per m² | Fitted, lasts 25-40 years | included | Homedeal, 2026 |
| Tiled roofs | ||||
| Replacing roof tiles | €55-85 per m² | Depends on the tile | not stated | Trustoo, 2026 |
| Complete tiled roof | €65-110 per m² | Tiles, battens and labour | not stated | Werkspot, 2026 |
| Clay tiles | €100-170 per m² | Fitted, lasts 50-100 years | included | Homedeal, 2026 |
| Concrete tiles | €80-120 per m² | Fitted, lasts 30-50 years | included | Homedeal, 2026 |
| Re-fixing ridge tiles | €35-55 per metre | Bedded in flexible roof mortar | not stated | Werkspot, 2026 |
| Ridge tiles, screwed or mortared | €40-60 / €70-80 per metre | Mechanical fixing, or traditional mortar | included | Slimster, 2026 |
| Gutters | ||||
| Plastic gutter | €63-73 per metre | Fitted | not stated | Trustoo, 2026 |
| Zinc gutter | €75-100 per metre | Materials and fitting | not stated | Trustoo, 2026 |
| Gutter, materials only | PVC €50-70, zinc €80-110 per metre | Fitting on top: €25-45 per metre | not stated | Werkspot, 2026 |
| New gutter, terraced house | PVC €600-900, zinc €960-1,440 | Based on about 12 metres of gutter | not stated | Homedeal, 2026 |
| Roof insulation | ||||
| Flat roof, from inside | €25-40 per m² | Insulation fixed to the ceiling side | not stated | Trustoo, 2026 |
| Flat roof, from outside | €45-100 per m² | Boards laid on the deck under a new covering | not stated | Trustoo, 2026 |
| Pitched roof, from inside | €20-50 per m² | Between or under the rafters | not stated | Trustoo, 2026 |
| Pitched roof, from outside | €40-100 per m² | Tiles off, insulation on, tiles back | not stated | Trustoo, 2026 |
| Dormers (prefab) | ||||
| uPVC | €6,500-9,400 | From €6,500 for a 2.5 m wide unit | not stated | Homedeal, 2026 |
| Polyester (GRP) | €7,000-9,900 | Prefab, fitted in a day | not stated | Homedeal, 2026 |
| Timber | from about €8,000-8,500 | Prefab not suitable under a 25° pitch | not stated | Homedeal, 2026 |
| Scaffold or skip on the street | ||||
| Objectvergunning, up to 2 weeks | €181.30 | Per location, apply 7 working days ahead | council fee | City of Amsterdam |
| Objectvergunning, 3 weeks | €271.80 | Per location | council fee | City of Amsterdam |
| Objectvergunning, 4 weeks | €362.30 | Per location | council fee | City of Amsterdam |
| Notification, short stay | free | 48 hours ahead, 7 days maximum | - | City of Amsterdam |
The comparison sites don't agree with each other. Trustoo starts bitumen at €45 per m², Homedeal at €50, and only Homedeal says VAT is in there. Hence ranges rather than averages. Treat every figure here as a steer. Comparison sites revise their numbers often, and your own price only exists once someone has been up on the roof.
The permit fees didn't come with a year attached. If you're hiring a skip yourself, ring the city on 14 020 to check. If we're doing the job, we apply for the permit and the fee goes on the quote. A dormer may need a separate building permit (omgevingsvergunning), which is its own process with its own fees.
What moves the price
Six things that push an Amsterdam roofing quote up or down
How high the roof is
Dutch health and safety law (the Arbobesluit) says anyone working with a drop of 2.5 m or more needs fall protection, with guardrails at least 1 m above the work surface. On a four-storey walk-up that means edge protection, scaffolding or harness lines. Setting that up takes time even when the repair itself is tiny.
Whether the scaffold goes on the pavement
Put scaffolding or a skip on public ground and the City of Amsterdam wants an objectvergunning (street-use permit), applied for at least 7 working days ahead. Neighbours must see an A3 notice a week before work starts. So 'urgent' and 'scaffold' don't mix well. For a short job, a free notification 48 hours ahead is sometimes enough.
Whether there's a VvE involved
In a block of flats, the roof belongs to the VvE (owners' association). Since 2018 a VvE has had to put money aside for major work, via a 10-year maintenance plan or at least 0.5% of the rebuild value each year. A new roof therefore needs a meeting and a vote. Some Zuidoost neighbourhoods have a VvE grant of up to €9,400 per owner-occupied flat. More on flat roofs.
Listed buildings and protected areas
Inside the Singelgracht, in Plan Zuid and in the garden villages of Noord, the rules tighten. Swapping a broken tile for an identical one is fine. Re-covering a whole roof slope on a national monument, or changing the tile colour, needs a permit. That adds time and sometimes pricier materials.
Asbestos in the old roof
Built before 1994? It may contain asbestos - corrugated sheets on sheds and garages were common. Only an accredited lab can confirm it. If it is asbestos, it comes off separately and by the rules, and that's a cost on top of the new roof.
Water that sits on the roof
The 2025 Dutch roofing guideline says a flat roof should be designed with a fall of at least 16 mm per metre. Plenty of older Amsterdam roofs don't have it and hold puddles for days. Fixing that means tapered insulation under the new covering, which shows up in the price per m². See also roof leak repair.
VAT (BTW)
VAT on roofing: 21%, except the insulation labour
Roofing work carries the standard 21% VAT. Repairs, new coverings, battens, tiles, stripping out - all 21%. According to the Belastingdienst (Dutch tax office), the reduced 9% rate applies only to the labour for insulating a home more than two years old, where the aim is to save energy.
The insulation boards themselves stay at 21%. So a decent quote lists the insulation labour on its own line. If everything's lumped together, ask why, or you could end up paying 21% on the lot.
Shop downstairs, flats upstairs? Since 1 July 2025 only the residential part of a mixed-use building gets the lower rate, and shared parts such as the roof are split pro rata. Before that, a building that was more than half residential got 9% throughout.
Grants
The ISDE grant for roof insulation in Amsterdam
If you own and live in your home, the national ISDE scheme pays €16.25 per m² in 2026 for insulating the roof. Add a second measure within 24 months - cavity wall insulation or a heat pump, say - and that doubles to €32.50 per m². Choose a bio-based insulation material and there's another €5 per m² on top.
A worked example: insulating a 50 m² flat roof as a single measure gets you €812.50 back. With a second measure it's €1,625. Green roofs of 30 m² or more have their own city scheme, Groen in Amsterdam, paying up to €30 or €50 per m² depending on how much rainwater the roof holds. More on roof insulation.
- Insulate at least 20 m². The grant covers up to 200 m².
- The insulation must reach an Rd value of at least 3.5. Listed homes have a lower bar.
- The house was built before 1 January 2019 and it's the existing roof - not a new dormer or extension.
- A company has to do the work. DIY doesn't qualify.
- Apply to RVO (the government agency) within 24 months of the work.
Insurance
Storm damage to your roof: what insurance will and won't cover
During Storm Eunice on 18 February 2022, sections of roof came off the Startblok Riekerhaven housing in Nieuw-West and a crane had to lift the loose pieces away. Storms like that are rare. Force 7 winds aren't: Schiphol sees them on about fifteen days a year.
Most Dutch buildings insurers start counting storm damage at Beaufort force 7, as measured by the KNMI (the national weather service). Univé uses 14 metres per second and has a €250 excess. A few insurers set the bar at force 9, so read your policy before filling in a claim form.
What insurers almost never pay for is damage from poor upkeep - a blocked gutter that overflows, a seam that's been open for years. If you live in a flat, the roof is covered by the VvE's buildings policy, not yours. After a storm we photograph the damage and write a short description, so you've got something solid to send in.
"With enquiries from the canal belt and Oud-Zuid, the gap between two quotes is more often about the scaffolding than the roof covering."
1
person to deal with, inspection to handover
m²
priced per square metre or metre of gutter, line by line
EN · NL
inspection and quote in your language
€0
for the roof inspection and photos
Prices by service
Each service has its own page with what's involved and a guide price.
Questions
Questions about roofing costs in Amsterdam
How much does a roofer charge per hour in Amsterdam?
Homedeal puts the 2026 Randstad rate at €60 to €90 an hour including VAT, against €50 to €75 elsewhere in the country. There's usually a call-out charge on top, which Homedeal reckons at around 10% of the bill. Those are comparison-site figures, not our rates. Our quotes show labour and call-out separately.
What does a new flat roof cost per m²?
Homedeal gives €50 to €70 per m² for bitumen, €55 to €85 for EPDM and €75 to €105 for PVC, all fitted and including VAT. Trustoo starts lower, at €45 per m² for bitumen. If the old layers have to come off, or the roof needs insulation or a better fall, the price per m² goes up. You'll see that in the quote once we've measured up.
Is roofing charged at 9% or 21% VAT?
Roofing is 21%. Only the labour for insulating a home more than two years old qualifies for 9%, and the insulation material itself stays at 21%. Make sure the quote lists the insulation labour separately, or you'll miss out on the lower rate.
Do I need a permit for scaffolding on the street?
Yes. In Amsterdam, scaffolding or a skip on the public road needs an objectvergunning from the City of Amsterdam, applied for at least 7 working days ahead and per location. For a stay of up to 7 days a free notification 48 hours ahead is sometimes enough. We handle the application when we do the job. If you're unsure whether the roof work itself needs a building permit, run the vergunningcheck (permit check) on the national Omgevingsloket website.
Will my insurance pay for storm damage to the roof?
Usually, if the wind was strong enough. Most insurers count from Beaufort force 7, as recorded by the KNMI. Univé charges a €250 excess. Damage caused by neglect, such as an overflowing gutter full of leaves, isn't covered. In a flat, the claim goes through the VvE's buildings insurance.
Can I get a grant for roof insulation?
Owner-occupiers can apply to RVO for the ISDE grant: €16.25 per m² in 2026, or €32.50 if you combine it with a second measure. You need to insulate at least 20 m² to an Rd value of 3.5 or better, and a company has to do the work. Apply within 24 months of the job being finished.
Reviews
Customer reviews
No reviews here yet. Photos of every roof, though.
We're collecting reviews and will post them here as they come in, unedited and with permission. In the meantime, judge us on the work itself: every job comes with photos of the damage and of the finished result. Feel free to ask at the inspection what we've done near you.
A price for your own roof
We'll come and look, measure up and send a quote with scaffolding, materials, labour and VAT on separate lines. That way you can put it next to anyone else's and actually compare.