Roof replacement cost: should you replace your roof or restore it? (2026)
A full roof replacement costs most family homes about $25,000 to $45,000 in 2026, and more for steep or two-storey roofs. Re-roofing runs about $85 to $250 per m² across Australia: old metal to new Colorbond is the lowest-cost re-roof at $85 to $140 per m², and tiles to Colorbond costs $100 to $170 per m² (Yakka Labour, October 2026). If the frame and battens are sound, a roof restoration fixes a tired roof for far less: about $6,500 to $13,000 for most tiled homes and $5,000 to $12,000 for metal roofs.
We're R&R Restorations, and we do roof restoration across the Gold Coast, Brisbane and the Tweed. Our work is roof restoration and roof repairs, so the detailed re-roof prices below come from published cost guides, and the roof restoration and repair prices are our own. If your roof is past saving, we'll tell you.
In summary
- A new roof costs about $25,000 to $45,000 for most family homes in 2026. On a 200 m² roof, tiles to Colorbond is about $20,000 to $34,000, and old metal to Colorbond about $17,000 to $28,000 (Yakka Labour).
- A roof restoration costs about $6,500 to $13,000 for a tiled home and $5,000 to $12,000 for a metal roof: roughly a quarter to a third of the price of a new roof.
- Restore when the frame and battens are sound and most tiles or sheets are intact, even if the roof looks faded, mossy or rusty.
- Replace when the battens are rotten, tiles are crumbling across large areas, sheets are rusted through across much of the roof or the roofline sags.
- In Queensland, ask what a re-roof quote leaves out: building approval once more than 20% of the roof is replaced, licensed removal on an asbestos roof, and scaffold on a two-storey home.
How much does a roof replacement cost in 2026?
A full roof replacement costs most family homes about $25,000 to $45,000 in 2026, with steep and two-storey roofs costing more. Yakka Labour's October 2026 guide puts a full re-roof of a single-storey home with about 200 m² of roof at $18,000 to $45,000, or $85 to $250 per m². What comes off the roof, and what goes on, decide most of the price.
A roof replacement, or re-roof, means the old roof covering comes off completely and a new one goes on, usually with new battens, sarking and flashings. The cost to replace a roof with Colorbond runs from about $85 per m² over old metal to $170 per m² over old tiles:
| Old roof to new roof | Price per m² | Typical 200 m² roof |
|---|---|---|
| Old metal to Colorbond | $85 to $140 | $17,000 to $28,000 |
| Concrete or terracotta tiles to Colorbond | $100 to $170 | $20,000 to $34,000 |
| Concrete tiles to new concrete tiles | $110 to $180 | $22,000 to $36,000 |
| Tiles to new terracotta tiles | $150 to $250 | $30,000 to $50,000 |
| Asbestos cement to Colorbond | $140 to $250 | $28,000 to $50,000 |
Source: Yakka Labour, roof replacement cost guide, 1 October 2026. Prices include GST and assume standard suburban access.
Within each band, the roof's size, pitch and shape, the number of storeys, access and the state of the battens decide where your house lands. A two-storey home usually adds $3,000 to $8,000 for scaffold, and new gutters and downpipes add $3,000 to $6,000 if the quote doesn't already include them (Yakka Labour).
Brisbane prices sit in the same band. Yakka puts tiles to Colorbond at $100 to $160 per m² in Brisbane and metal to metal at $85 to $135, and Roo Roofing, a Brisbane roofer, puts Brisbane re-roofing at $100 to $170 per m². Yakka's Queensland example is a high-set Queenslander in Ipswich with 180 m² of original galvanised iron: replacing it with Colorbond came to $22,200 including GST, about $123 per m², and $3,000 of that was scaffold and edge protection.
How do you ballpark the cost to re-roof your house?
Multiply your roof area by the rate for your job in the table above. To get the roof area, multiply the house's footprint (length by width, including the eaves) by 1.04 for a 15° roof, 1.08 for 22.5° or 1.15 for 30°, because a sloping roof has more surface than the ground it covers. For example, a 200 m² footprint under a 22.5° roof has about 216 m² of roof. At $100 to $170 per m² for tiles to Colorbond, that's about $21,600 to $36,700, plus scaffold if the house is two storeys. It's a budget figure, not a quote.
Why do roof replacement prices online vary so much?
Because some guides price the roofing material and others price the whole job. hipages' list of roofing material prices puts Colorbond at $18 to $37 per m² and concrete tiles at $40 to $60 per m² (updated 6 January 2026). A full re-roof adds the strip-out, tip fees, battens, sarking, flashings, labour and safety equipment, which is why Yakka's installed rates start at $85 per m².
Contractors' own figures can run higher again. Arden Projects, a Brisbane contractor, puts Colorbond replacements in Brisbane at $180 to $280 per m² fully installed, or about $27,000 to $56,000 for a 150 to 200 m² roof (17 May 2026). So compare quotes on the same scope, not against a per-m² figure you've seen online.
How much does a roof restoration cost compared with a new roof?
A roof restoration typically costs about $6,500 to $13,000 for a tiled home and $5,000 to $12,000 for a metal or Colorbond roof, against about $25,000 to $45,000 for a new roof on most family homes. That's roughly a quarter to a third of the price, and you keep the roof you have, watertight and close to new.
A roof restoration brings a tired tile or metal roof back to sound, watertight condition without replacing it: the roof is cleaned, repaired and then recoated.
| Roof restoration | New roof | |
|---|---|---|
| Typical cost (2026) | About $6,500 to $13,000 for most tiled homes; metal roofs about $5,000 to $12,000 | About $25,000 to $45,000 for most family homes; more for steep or two-storey roofs |
| What's done | High-pressure clean, broken tiles replaced, ridge caps rebedded and repointed, rust treated and failed screws replaced, then sealed and recoated in your colour | The old roof comes off, then new battens, sarking, sheets or tiles, capping and flashings go on |
| Right for | A sound frame and battens, with tiles or sheets that are mostly intact | Rotten battens, most tiles cracked or sheets rusted through |
| Result | A watertight roof that looks close to new | A new roof, and the chance to change material |
Source: our published cost guide and home page, October 2026.
Some roofs need less than either. A focused roof repair, such as replacing damaged tiles or reseating a ridge cap, is commonly $350 to $1,500, and ridge capping repointing on its own is about $25 to $30 per lineal metre, or $1,750 to $3,500 on an average roof (our published cost guide, October 2026).
Is a roof restoration worth the money, or just putting off a new roof?
A roof restoration is worth the money when the frame and battens are sound. It costs roughly a quarter to a third of a new roof, and per year of roof life it works out about the same or less. It isn't worth it on a roof that has failed underneath, because a coating can't fix rotten battens or tiles that crumble when you walk on them.
| Up-front cost | Expected life | Rough cost per year | |
|---|---|---|---|
| Tile roof restoration | $6,500 to $13,000 | About 15 to 20 years (Canstar) | About $325 to $870 |
| Re-roof, tiles to Colorbond (200 m²) | $20,000 to $34,000 | 30 to 50 years for steel roofs (Yakka Labour) | About $400 to $1,130 |
How we worked it out: the low cost divided by the longer life, and the high cost divided by the shorter life. It's a rough guide, not a forecast, because how long either one lasts depends on the preparation, the products and the weather.
There's a fair case the other way. Canstar notes that it can often be better in the long term to replace, rather than restore, sheet metal roofs and some older tiled roofs, and that a new sheet metal roof can last 40 years or more with proper care. A re-roof also makes sense if you plan to stay for decades and want a lighter roof with less upkeep, or a different look. That's why we check the sheets, tiles and battens before we recommend anything.
Should you restore or replace your roof?
Restore your roof if the frame and battens are sound and most of the tiles or sheets are intact, even if it looks faded, mossy or rusty. Replace it if the battens are rotten, the tiles are soft or crumbling across large areas, the sheets are rusted through across much of the roof or the roofline sags. Looks mislead both ways, so have the roof checked up close before you decide.
| What you can see | What it usually means | Typical cost (2026) |
|---|---|---|
| Faded, patchy or chalky colour, moss and lichen | A roof clean, or a roof restoration if the coating has worn through | Clean $500 to $1,200; roof restoration $5,000 to $13,000 |
| One or two cracked or slipped tiles | A focused repair | $350 to $1,500 |
| Cracked, crumbling pointing and loose ridge caps | Ridge capping repointing, or a roof restoration | Repointing about $1,750 to $3,500 |
| Surface rust and rusty or failed screws on a metal roof | Metal roof restoration: treat the rust, replace the screws, recoat | $5,000 to $12,000 |
| A few metal sheets rusted through | A repair to those sheets | $350 to $6,000, depending on how far it has spread |
| Rust holes through the sheets across much of the roof | Replacement | $17,000 to $28,000, metal to Colorbond (200 m²) |
| Tiles that are soft, crumbling or snapping across large areas | Replacement | $20,000 to $36,000, to Colorbond or new concrete tiles (200 m²) |
| Rotten or split battens, with tiles slipping across large areas | Replacement | As above, plus $15 to $30 per lineal metre of new batten |
| A sagging roofline | A frame problem, fixed while the roof is off | Replacement plus frame repairs |
| Leaks in different places despite repeated repairs | Have the whole roof assessed; often replacement | Depends on the cause |
| Grey corrugated fibro sheeting on an older home | Possibly asbestos cement: get it tested before anyone works on it | $28,000 to $50,000, asbestos to Colorbond |
Sources: clean, repair, repointing and roof restoration prices from our published cost guide (October 2026); replacement signs, re-roof prices and batten rates from Yakka Labour (1 October 2026).
Four questions settle most decisions:
- Is the structure sound? The frame and battens carry everything. Rotten battens or a sagging roofline mean the roof has to come off.
- How much of the covering has failed? A few cracked tiles or one rusted sheet is repair work. Failure across most of the roof is replacement work.
- What is it made of? Concrete tile, terracotta and Colorbond roofs can usually be restored while they're sound. Asbestos cement has its own rules (see below).
- What do you want from the roof? A roof restoration keeps the roof you have and stops the leaks. Only a re-roof changes the material, such as tiles to Colorbond.
We check the battens, tiles and sheets, then tell you straight whether focused repairs, a full roof restoration or a replacement is the right call. If yours needs replacing, a re-roofer is the right call, and we'll tell you so. The signs in the table are the same ones a re-roofer looks for, so you can check our advice against theirs.
How much does it cost to replace a tile roof with Colorbond?
Replacing concrete or terracotta tiles with Colorbond costs about $100 to $170 per m², or $20,000 to $34,000 on a typical 200 m² roof (Yakka Labour, October 2026). Brisbane figures are similar: Yakka puts the conversion at $100 to $160 per m² there, and Roo Roofing, a Brisbane roofer, puts a tile-to-Colorbond conversion at $18,000 to $35,000 for a standard single-storey home. A two-storey home usually adds $3,000 to $8,000 for scaffold.
The tiles come off first, which is heavy, slow work with tip fees on top. The battens are then re-spaced to suit steel or replaced, sarking or an insulation blanket goes down, and the sheets, capping and flashings go on. The switch also takes weight off rafters that may have carried tiles for 50 years (Yakka Labour).
Is it worth replacing a tile roof with Colorbond?
It's worth it when the tiles or battens have failed, or when you want a lighter roof with less upkeep. It's poor value when the tiles are sound and only look tired, because concrete tiles can last 50 years or more with ridge pointing and coatings every 15 to 25 years (Yakka Labour). That upkeep is what a roof restoration does, for about a third of the price of the switch.
| Keep the tiles: roof restoration | Switch to Colorbond: re-roof | |
|---|---|---|
| Typical cost | $6,500 to $13,000 | $20,000 to $34,000 (200 m²) |
| Best when | The tiles and battens are sound, and you like the look | The tiles or battens have failed, or you want a lighter roof |
| Ongoing upkeep | Ridge pointing and recoating every 15 to 25 years | Screws, flashings and gutters to check |
| Weight on the frame | Heavy, as now | Light |
Sources: our published cost guide (October 2026); Yakka Labour (1 October 2026).
What is the most expensive part of replacing a roof?
Labour is the most expensive part of replacing a roof. On a $28,000 tile-to-Colorbond re-roof of a 200 m² single-storey home, stripping the old roof and installing the new one make up about 35% to 42% of the bill, against 30% to 35% for the sheets, capping, flashings and fixings (Yakka Labour).
| Part of the job | Share of the total | On a $28,000 re-roof |
|---|---|---|
| Strip-out labour | 10% to 12% | $2,800 to $3,400 |
| Waste removal and tip fees | 5% to 7% | $1,400 to $2,000 |
| Battens, sarking or blanket | 15% to 18% | $4,200 to $5,000 |
| Roof sheets, capping, flashings and fixings | 30% to 35% | $8,400 to $9,800 |
| Installation labour | 25% to 30% | $7,000 to $8,400 |
| Edge protection or scaffold | 6% to 8% | $1,700 to $2,200 |
Source: Yakka Labour, 1 October 2026.
A roof restoration leaves out most of that list, because the roof stays on: there's no strip-out, no tip fees for a whole roof, no new battens or sarking, and no new sheets or tiles beyond the broken ones.
Some costs only show up once the old roof is off. Ask for these rates in writing before you sign:
| Extra | Typical cost |
|---|---|
| Rotten or split battens | $15 to $30 per lineal metre |
| Damaged rafter replaced or strengthened | $150 to $400 each |
| Rotten fascia boards | $40 to $90 per lineal metre |
| Solar panels removed and refitted | $1,000 to $3,000 per system |
| Water-damaged ceilings | $300 to $1,500 per room |
Source: Yakka Labour, 1 October 2026.
What Queensland rules add to the cost of a new roof?
In Queensland, three rules shape a re-roof's price and paperwork: building approval for larger roof replacements, home warranty insurance, and the cap on deposits. Each one belongs in the quote, so ask about them before you sign.
- Building approval. Queensland roofers and certifiers say 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). A building certifier checks the new roof against current standards, including batten size and spacing and tie-down. This is separate from council planning approval, which a like-for-like re-roof doesn't normally need (Yakka Labour). Ask whether the roofer or you will get the building approval, and whether the certifier's fees are in the price.
- Home warranty insurance. Most residential building work in Queensland worth more than $3,300 must be covered by the Queensland Home Warranty Scheme, and the licensed contractor includes the premium in the contract price (QBCC). On a re-roof, check it's in the quote.
- Deposits. On work worth more than $20,000, which covers most re-roofs, a contractor can ask for no more than 5% up front: $1,500 on a $30,000 roof. On work worth $3,301 to $19,999, which covers every roof restoration price in this guide, the cap is 10% (QBCC, last reviewed 27 June 2025).
Whoever you hire, check their licence on the QBCC licensee register before you sign. Ours is QBCC Licence No. 15404087.
What if your roof is asbestos cement?
Budget for a specialist job, and keep water blasters off the roof. In Queensland it's illegal to use a high-pressure water blaster on asbestos cement roofs, and homeowners can be fined up to $10,000 and made to pay for the clean-up (Queensland Government). Replacing asbestos cement with Colorbond costs about $28,000 to $50,000 on a typical home, and removal alone is about $6,000 to $14,000 (Yakka Labour).
Grey corrugated sheeting on a home built before about 1990, often called fibro or Super Six, may be asbestos cement. Treat it as asbestos until a lab test says otherwise. A 2026 WorkSafe Queensland incident alert describes a July 2025 case in which a painting contractor's high-pressure water cleaning of an asbestos roof spread contaminated dust and debris across the site, neighbouring properties and a public road; investigations are continuing. Removing more than 10 m² of non-friable asbestos needs a licensed removalist, and a whole roof is always well over that (Yakka Labour).
Our roof restorations cover concrete tile, terracotta and Colorbond metal roofs. If your roof might be asbestos cement, have it tested before anyone works on it.
How do you compare roof replacement quotes?
Line them up item by item, because a total only means something next to what it includes. Get at least three written quotes, ideally from roofers who have been up on the roof or into the roof space (Yakka Labour).
| Check | What a good re-roof quote shows |
|---|---|
| Roof area and material | The area in m², and the material, profile and colour or tile range |
| Battens | Replaced in full, an allowance, or a rate per metre |
| Sarking or blanket | The type, and its R-value |
| Scaffold or edge protection | Included, and for how long |
| Gutters, downpipes, fascia and solar | In or out of the price |
| Asbestos | Testing and licensed removal, in or out |
| Waste | Disposal and clean-up included |
| Building approval | Who gets it, and whether the certifier's fees are included |
| Licence and insurance | A QBCC licence number you can check, and the home warranty insurance premium |
| Payments | A schedule tied to stages, with the deposit inside the QBCC cap |
Sources: Yakka Labour's quote checklist (1 October 2026); QBCC; Certified Roofing.
If the roof might be saved, get a roof restoration quote alongside the re-roof quotes. Ours names the roof areas, the preparation method, the repair work and the finish, with any exclusions and how we handle extra work found during the assessment, so you can set it beside a re-roof quote line by line.
Be wary of unsolicited offers. On 30 November 2025, Queensland Police warned that travelling roof restoration scammers were targeting elderly and vulnerable residents with offers of low-cost roof work.
How do we check whether your roof can be restored?
We look at your roof before we give a price, then tell you straight whether it needs a focused repair, a full roof restoration or a replacement. If it can be restored, you get an itemised quote. If it can't, we tell you why.
- 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 its material, condition, pitch and access. If we need to visit, we arrange a time with you.
- You get the scope and quote. It sets out the areas, repairs, preparation and finish included, with any exclusions and possible changes made clear.
- We schedule the roof restoration. We agree access, weather and timing with you before work starts.
On the roof, we clean the whole roof, replace broken tiles, rebed and repoint the ridge caps, treat rust and replace failed screws, then seal and recoat the roof in the colour you choose. See what's included in our roof restoration service, step by step.
We're owner-operated by Alex Rowe, and our customers rate us 5.0 from 10 Google reviews. Two of them, on roofs that were restored rather than replaced:
"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." (Rodney, Google review)
"They did a phenomenal job bringing our tired roof back to life, including fully cleaning it and completely repointing the ridge caps. The ridge line looks incredibly clean and secure now, and the whole roof is completely watertight." (Julie, Google review)
Is R&R Restorations right for your roof?
We're right for you if you own a home in our area with a tile or metal roof that's tired, leaking or rusty but sound underneath, and you'd rather keep it than pay for a new one. We're not right for you if your roof needs replacing, because a new roof is 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 concrete tile, terracotta or Colorbond, and it's faded, cracked, leaking at the ridges or rusty, but the frame and battens are sound;
- you've been quoted for a new roof and want to know whether yours can be restored first;
- you're preparing the house for sale and want the cracked tiles, failed pointing and faded colour sorted for a fraction of the price of a new roof;
- you want an itemised quote, and to deal with the owner: our reviews name Alex for the price, the timing and the finished roof.
We're not the right fit if:
- your roof is past saving, with rotten battens, tiles crumbling across large areas, sheets rusted through across most of the roof or a sagging roofline. A coating won't fix any of those, and we'll tell you so before you spend money on one;
- you want a different material, such as tiles to Colorbond. Only a re-roof does that;
- your roof is, or might be, asbestos cement. It needs testing first, and any removal needs a licensed removalist;
- your home is outside the Gold Coast, Brisbane and Logan, and the Tweed and Northern Rivers.
Frequently asked questions
Is $30,000 too much for a new roof?
Not for most family homes. $30,000 sits inside the usual $25,000 to $45,000 for a full roof replacement. Check that it includes battens, sarking, flashings, disposal, edge protection and any building approval, and find out first whether the roof could be restored instead.
What's the lowest-cost way to replace a roof?
Old metal to new Colorbond is usually the lowest-cost re-roof, at about $85 to $140 per m². For a tiled house, tiles to Colorbond, at $100 to $170 per m², usually costs less than new concrete tiles at $110 to $180 or terracotta at $150 to $250 (Yakka Labour). If the frame and covering are sound, a roof restoration costs less than any of them.
How long does a roof replacement take?
Most single-storey re-roofs take four to eight working days for a crew of two or three. Two-storey homes, asbestos removal and rotten battens add days, and rain stops work (Yakka Labour). A roof restoration takes about three to 10 working days, depending on the repairs, the size of the roof and the weather (Canstar).
Does home insurance pay for a new roof?
Usually only for sudden damage, such as a storm, hail or a fallen tree, and some policies will fund a full re-roof if the damage is widespread. Insurers generally don't pay for wear and tear, rust or a roof that was already failing (Yakka Labour). If a storm has damaged your roof, check your policy, and we can quote the repair.
How long does a roof restoration last?
Canstar says to expect a roof restoration to last about 15 to 20 years. How long yours lasts depends on the preparation and the coating, so compare the product terms on each quote.
Can a roof restoration fix a leaking roof?
Usually, if the leak comes from cracked tiles, failed ridge pointing, rusted screws or lifted sheets, because a roof restoration fixes those before the recoat. If one fault is causing the leak, a focused repair may be all it needs. If the leak comes from rotten battens or a roof that has failed, we'll tell you.
Find out if your roof can be restored before you pay for a new one
Send us your suburb, your roof type and what you've noticed, with a couple of photos taken safely from the ground if you have them. We'll tell you straight whether your roof needs a repair, a roof restoration or a replacement. If it can be restored, you get an itemised quote you can set beside any re-roof price.
Get a no-obligation roof restoration quote, or call us on 0422 630 075.
Sources
- R&R Restorations, cost guide, home page and FAQs, rnrroofrestorations.com.au, October 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 example, the cost breakdown, extras, asbestos removal, timing, replacement signs, roof life, council approval and the quote checklist.
- Canstar, How much does a roof restoration cost in 2026?, 3 July 2026: roof restoration timing and lifespan, and when a replacement can be the better long-term choice.
- hipages, How much does roof replacement cost? (2026), updated 6 January 2026: roofing material prices per m².
- Roo Roofing, How much does a roof replacement cost in Brisbane in 2026?, 18 December 2025, and Tile to Colorbond conversion guide, dated 19 August; both read 27 October 2026.
- Arden Projects, Roof replacement cost Brisbane 2026, 17 May 2026.
- Certified Roofing, Why is a building approval required for my roof replacement?, read 27 October 2026.
- Queensland Building and Construction Commission, Deposits and progress payments, last reviewed 27 June 2025, and the Queensland Home Warranty Scheme factsheet.
- Queensland Government, Asbestos: prohibited activities, read 27 October 2026.
- WorkSafe Queensland, High-pressure water cleaning on an asbestos roof, incident alert, 2026.
- Queensland Police Service, Travelling roof restoration scammers targeting Queensland residents, 30 November 2025.