Metal roof replacement or roof restoration? Costs and the signs to check (2026)
A new metal roof costs about $85 to $140 per m² in 2026 (Yakka Labour, October 2026). For a typical 200 m² home going from old metal to new Colorbond, that's roughly $17,000 to $28,000. You need one when rust has eaten holes through the sheets across much of the roof, or the battens under them have failed. If the rust is on the surface, the screws are tired and the sheets are still firm, a metal roof restoration fixes it for $5,000 to $12,000. That's about a third of the price.
A rusty roof looks terrible from the driveway. Orange streaks run down from every screw, the paint has gone pale and chalky, and there's a brown ring on the laundry ceiling that wasn't there last summer. Some roofs like that have years left in them. Some don't, and no amount of paint will save them. Ten minutes of looking, in the right places, tells you which one you've got.
We're R&R Restorations, an owner-operated roof restoration business run by Alex Rowe across the Gold Coast, Brisbane and Logan, and the Tweed and Northern Rivers. We restore metal and Colorbond roofs: we treat the rust, replace failed screws, refix lifted sheets and recoat the roof in the colour you choose. We don't do re-roofs. So we'll show you the same signs a re-roofer looks for. If your roof is past saving, we'll tell you before you spend a cent with us.
Rodney had an old rusty roof. Here's his Google review from 22 April 2024, with the spelling tidied:
"Alex from R&R Restorations … gave me the best price of all the quotes, he turned up on time and did an awesome job, turned my old rusty roof to look brand new. Thanks Alex, will definitely be recommending you."
In summary
- A new metal roof costs about $85 to $140 per m² across Australia and $85 to $135 per m² in Brisbane, or $17,000 to $28,000 on a 200 m² roof. A two-storey home adds $3,000 to $8,000 for scaffold (Yakka Labour, 1 October 2026).
- A metal roof restoration costs $5,000 to $12,000 on our published guide, about a third of the price of a new metal roof.
- Restore when the rust is on the surface, the screws and washers are failing, the finish is faded, and the sheets and battens are still sound.
- Replace when rust holes go through the sheets across much of the roof, the battens have rotted or rusted, or leaks keep moving after repairs.
- Age alone isn't the reason. Steel roofs commonly last 30 to 50 years, and the time to replace is when the covering fails (Yakka Labour).
How much does a metal roof replacement cost in 2026?
Replacing an old metal roof with new Colorbond costs about $85 to $140 per m² in 2026, which is $17,000 to $28,000 on a typical 200 m² roof. Brisbane rates sit at $85 to $135 per m² (Yakka Labour, 1 October 2026). Scaffold on a two-storey home, new gutters and rotten battens are the usual extras.
Metal to metal is the lowest-cost kind of re-roof, because old steel comes off quickly and the scrap is worth a little (Yakka Labour). Here's what real jobs and the common extras cost:
| Metal re-roof job or extra | 2026 price, including GST |
|---|---|
| Old metal to new Colorbond | $85 to $140 per m² |
| The same job on a typical 200 m² roof | $17,000 to $28,000 |
| Metal to metal in Brisbane | $85 to $135 per m² |
| Galvanised iron to Colorbond on a high-set Queenslander in Ipswich, 180 m² | $22,200 in total, about $123 per m², including $3,000 for scaffold and edge protection |
| Two-storey home 2 km from the beach in Newcastle, 260 m² of rusted steel roof, with new gutters and downpipes | $39,700 in total, about $153 per m² |
| Scaffold for a two-storey home | Add $3,000 to $8,000 |
| New gutters and downpipes, if they're not in the quote | Add $3,000 to $6,000 |
| Rotten or split battens found once the sheets are off | $15 to $30 per lineal metre |
Source: Yakka Labour, roof replacement cost guide, published 1 October 2026.
Whether you call it a steel roof replacement, a tin roof replacement or a Colorbond roof replacement, it's priced the same way. "Tin roof" is what most people call old galvanised steel, and the Ipswich job above is exactly that: original galvanised iron swapped for Colorbond.
The catch with Colorbond is that a faded Colorbond roof is often the one that least needs replacing. Pale, chalky paint on firm sheets is a coating problem, and painting a Colorbond roof properly fixes the look for a fraction of the price.
For the Queensland insurance and deposit rules that shape a re-roof bill, see our guide to restoring or replacing a roof.
When does a metal roof need replacing instead of a roof restoration?
A metal roof needs replacing when the steel itself has failed. That means rust holes through the sheets across much of the roof, or sheets so thin they flake or sag. It also means battens that have rotted or rusted so the screws won't hold, or leaks that keep moving after repairs. Paint can't put steel back.
Here's our honest "replace when" list. If your roof ticks any of these across most of its area, a re-roofer is the right call:
- Holes, not stains, right across the roof. Yakka Labour points to the laps, the gutter line and the fixings as the places rust holes show. A few holes in one area is repair work. Holes on every face of the roof is a new roof.
- Sheets that have lost their strength. Steel that flakes off in layers, crumbles at the gutter end or sags between battens has nothing left for a coating to protect.
- Failed battens or frame. Rotten timber battens, rusted steel battens or a roofline that dips mean the roof has to come off so the structure can be fixed.
- Leaks in different places despite repeated repairs (Yakka Labour). The roof is telling you the problem is everywhere.
- You want something the old roof can't become. A different sheet profile, or coastal-grade steel for a house close to the surf, only comes with new sheets.
Plenty of things look worse than they are. Faded paint on firm sheets doesn't mean a new roof. Neither do rusty screw heads, cracked washers, a few storm-lifted sheets or a leak from one spot. Screws can be swapped, and here's when metal roof screws need replacing. Our metal roof repair guide shows how to tell rust staining from rust that has gone through.
How do you check a metal roof without climbing on it?
Check three things from the ground: the rust, the screws and the sheets. The battens and roof space are for the roofer to check at the assessment. Use your phone's zoom or a pair of binoculars from the footpath or a neighbour's yard. Stay off the roof itself, because rusty sheets can give way and wet steel is slippery.
Start where rust starts. Look at the lower ends of the sheets just above the gutter, where water and leaf litter sit. Look along the laps, where one sheet overlaps the next. Look at the screw heads, and at any part of the roof under a tree or beside a higher wall, where rain doesn't wash the surface clean. Then score what you see:
| What to check | A roof restoration will fix it | Repair this first, then decide | Points to a new roof |
|---|---|---|---|
| Rust | Orange spots and streaks around screws and laps; the steel looks solid | Holes or flaking in one area or a few sheets | Holes through the sheets across much of the roof |
| Screws and washers | Rusty heads, cracked washers, screws standing proud | A patch of loose screws that won't grip | Screws across the roof won't hold because the battens behind them have failed |
| Sheets | Straight and firm, laps tight, paint faded or chalky | A few sheets lifted, dented or rattling | Sheets thin, flaking in layers or sagging between battens |
| Ceilings inside | No stains | One water stain under one spot | Stains in several rooms that keep moving after repairs |
If every row lands in the first column, a metal roof restoration is very likely your best value. Anything in the middle column needs fixing first, and the rest of the roof may well be worth keeping. A row in the last column across most of the roof usually means a new roof.
Is it cheaper to restore or replace a metal roof?
Restoring is cheaper. A metal roof restoration costs $5,000 to $12,000 on our published guide, against $17,000 to $28,000 to replace a typical 200 m² metal roof with Colorbond. By our arithmetic on those two ranges, that's about 30% to 43% of the price of a new roof. It only makes sense while the sheets and battens are sound.
| Metal roof restoration | Metal roof replacement | |
|---|---|---|
| Typical 2026 price | $5,000 to $12,000 (our published guide) | $17,000 to $28,000 for 200 m², old metal to Colorbond (Yakka Labour) |
| What's done | The roof is cleaned, rust treated, failed screws replaced, lifted sheets refixed, worn flashings repaired, then primed and recoated in your colour | Old sheets off, battens repaired or replaced, a blanket or sarking laid, then new sheets, capping and flashings |
| Right for | Surface rust, failing screws and a faded finish on sound sheets and battens | Rust-through across much of the roof, or failed battens |
| Steel grade | Stays what it is: a coating doesn't turn standard steel into coastal-grade steel | You choose the steel for your exposure |
There's a fair case the other way, and you should hear it. Canstar says it can often be better in the long term to replace, rather than restore, sheet metal roofs. It adds that a new sheet metal roof can last 40 years or more with proper care (3 July 2026). We agree when the steel is spent. Where we part ways is the roof that's only tired. Replacing firm sheets because the paint has faded spends $17,000 or more on a problem a $5,000 to $12,000 roof restoration would fix.
How long does a metal roof last before it needs replacing?
Colorbond and other steel roofs commonly last 30 to 50 years (Yakka Labour, 1 October 2026). The right time to replace one is when the covering fails, not when it reaches a certain age. Salt air, overhanging trees and how well the roof has been looked after move that number more than the year the house was built.
Knowing what's on your roof helps you read it:
| What you see | What it probably is | What to check before you decide |
|---|---|---|
| Unpainted grey sheets on an older home, often a Queenslander | Galvanised steel, the original "tin roof". Galvanised was the only metal roofing until about 1976 (Sykes Roofing) | It's the oldest metal roof you'll find, and galvanised steel corrodes easily if it isn't looked after (Sykes Roofing). Check hardest for rust-through before paying for a coating |
| Unpainted silver sheets | Zincalume, a half zinc, half aluminium coating BHP brought in around 1976 (Sykes Roofing) | Orange specks can be metal debris rusting on the surface rather than the sheet itself (BlueScope), so find the cause first |
| Painted sheets in a Colorbond colour | Colorbond, factory-painted steel | A faded or chalky finish is a coating problem, not proof the steel is finished |
Near the coast, the clock runs faster. BlueScope generally recommends standard Colorbond more than 200 metres from breaking surf, and Colorbond Ultra at 100 to 200 metres. Anything closer needs specific advice (BlueScope roofing guidance, checked 27 October 2026). Close to the coast, salt air speeds rust up, so the earlier the rust is treated, the more of the roof you keep.
If you do replace your metal roof, what should you get right?
Get the steel right for your distance from the surf, sort out any building approval, and get every extra priced in writing. Then get a roof restoration quote beside the re-roof quotes, so you know what you're paying the extra for.
- Steel for your exposure. Use BlueScope's distance guidance above, and ask each roofer which steel they've quoted and why.
- Building approval. In Queensland, a building approval is needed when more than 20% of the existing roof area is replaced (Certified Roofing, citing a QBCC clarification from October 2017). Either the roofer or the owner can get it, and the rule applies to partial re-roofs too.
- Extras in writing. Ask for rates for battens, gutters, scaffold and solar panel removal before you sign, because some problems only show once the old sheets are off (Yakka Labour).
- A licence you can check. Look up any contractor on the QBCC licensee register. Ours is QBCC Licence No. 15404087.
What does a metal roof restoration from R&R include?
We clean the roof, check every sheet, screw and flashing, treat the rust, replace failed and rusted screws, refix lifted sheets and repair worn flashings. Then we prime and recoat the roof in the colour you choose. Our published guide puts most metal and Colorbond roof restorations at $5,000 to $12,000, depending on how much preparation and rust treatment the roof needs.
Here's how a job runs, from your first message to the finished roof:
- You send your enquiry. Tell us your suburb, the roof type and what you've noticed. Photos taken safely from the ground help, and are optional.
- We assess your roof. We check the material, condition, pitch and access, and tell you straight whether it needs a focused repair, a metal roof restoration or a replacement.
- You get the scope and quote. It names the roof areas, the preparation method, the repairs and the finish, with any exclusions, so you can set it beside a re-roof quote line by line.
- We clean and check. The cleaning method is matched to the roof material and its condition, and every sheet, screw and flashing gets checked.
- We fix what's failing. Rust is treated, failed screws are replaced and lifted sheets are refixed.
- We prime and recoat. The roof goes back on in the colour you choose.
- We walk you through it. You see the finished roof and what was done.
If the roof only needs a few screws replaced or a few sheets refixed, it doesn't need the whole job. A focused repair like that is $350 to $1,500 on our published guide, and wider repairs run $1,500 to $6,000. See our metal and Colorbond roof restoration service for the full scope.
Our customers rate us 5.0 from 10 Google reviews, and they name Alex for the price, the timing and the finished roof. Dylan's review from 21 October 2026:
"Alex and the team have completed over five roof restorations for me, and the quality of their work has been excellent every time. Friendly, easy-going service and a team that’s great to deal with."
Is R&R Restorations right for you?
We're right for you if your metal roof is rusty, leaking at the screws or faded, but the sheets and battens underneath are still sound, and you'd rather keep it than pay for a new one. We're not right for you if the roof needs replacing, because that's a re-roofer's job.
We're a good fit if:
- your home is on the Gold Coast, in Brisbane or Logan, or in the Tweed and Northern Rivers;
- your roof is galvanised, Zincalume or Colorbond, and it's rusty around the screws and laps, chalky or faded, but still firm;
- you've been quoted for a new metal roof and want to know whether yours can be saved first;
- you're selling and want the rust and the faded colour sorted for a fraction of the price of a new roof;
- you want to deal with the owner and get an itemised quote.
We're not the right fit if:
- rust has gone through the sheets across most of the roof, or the battens have failed. A coating won't fix either, and we'll tell you so;
- you want new coastal-grade steel or a different sheet profile. Only a re-roof does that;
- your "metal" roof is actually grey corrugated fibro, which may be asbestos cement. Have it tested before anyone works on it;
- you want a quick spray over rust without the repairs underneath. We fix what's failing before the paint goes on;
- your home is outside our service area.
Frequently asked questions
Can you replace just a few metal roof sheets?
Rust-through in a few sheets in one area doesn't mean the whole roof needs replacing. We assess whether it's a repair job (our published guide puts wider roof repairs at $1,500 to $6,000) and tell you if those sheets need a roofer to replace them. In Queensland, replacing more than 20% of the roof area needs a building approval.
How often should a metal roof be checked?
Canstar, citing hipages, says metal roofs should ideally be inspected every 15 to 20 years, and a new home's roof after about 15 years. On the coast or under trees, look sooner: rust caught at the surface is what keeps a roof restorable.
Can you paint over rust on a metal roof?
Not untreated rust. The rust has to be treated and failed screws replaced before primer and paint go on. Paint can't fill a rust hole or strengthen a sheet that has thinned, so those sheets need a repair first.
How long does a metal roof replacement take?
Most single-storey re-roofs take four to eight working days for a crew of two or three. Two-storey homes and rotten battens add days, and rain stops work (Yakka Labour). A roof restoration takes about three to 10 working days (Canstar).
Does home insurance pay to replace a rusty metal roof?
Generally not. Insurers usually cover sudden damage from storms, hail or fallen trees, but not rust, wear or general age (Yakka Labour). If a storm has lifted or damaged sheets, check your policy and get the damage assessed.
Find out if your metal roof can be saved
Send us your suburb, your roof type and what you've noticed, with a couple of photos taken safely from the ground. We'll tell you straight whether your roof needs a repair, a metal roof restoration or a re-roofer. If it can be saved, you get an itemised quote you can hold up against any re-roof price.
Get a metal roof restoration quote, or call us on 0422 630 075.
Sources
- R&R Restorations, metal and Colorbond roof restoration service page, cost guide and reviews, rnrroofrestorations.com.au, read 2 November 2026.
- Yakka Labour, How much does a roof replacement cost in Australia? (2026), published 1 October 2026: re-roof prices per m², Brisbane rates, the Ipswich and Newcastle examples, extras, timing, replacement signs, roof life and insurance.
- Canstar, How much does a roof restoration cost in 2026?, 3 July 2026: roof restoration timing, inspection intervals (citing hipages), and when replacing a sheet metal roof can be the better long-term choice.
- BlueScope, Colorbond roofing guidance, checked 27 October 2026: steel selection by distance from breaking surf.
- Sykes Roofing, a Brisbane roofer, re-roofing page, read 2 November 2026: the history of galvanised steel and Zincalume roofing.
- Certified Roofing, Why is a building approval required for my roof replacement?, read 27 October 2026: the 20% rule, citing a QBCC clarification from October 2017.
- BlueScope, Swarf staining of steel roofing and walling profiles, technical bulletin, November 2003.
- Queensland Building and Construction Commission, QBCC licensee register.