It’s the first thing most people ask me, usually before they’ve told me what’s wrong with the roof. Fair enough. So here’s a straight answer, and then what actually moves the number up or down.
The short answer
My roof restorations start from $20/m² inc GST. A typical 240 m² Gold Coast roof comes in at around $4,800–$6,500 inc GST.
That range isn’t me being vague. Two roofs the same size can need very different amounts of work, and the price follows the work. Your written quote gives you a fixed price once I’ve been up there and had a proper look.
Roof area isn’t the same as house size
My rate is per square metre of roof, not floor area. That one catches a lot of people out.
A roof is bigger than the ground the house sits on, for two reasons. The pitch means a sloping surface covers more area than the flat ground under it. And the eaves hang out past the walls.
A rough rule: measure the house out to the gutter line, then add a bit for the slope. On a standard-pitch roof that’s about 8% more. On a steep roof it’s more again. So a house that covers 200 m² to the gutters usually has somewhere around 215–220 m² of roof.
If you’d like a quick ballpark, the estimator on my roof restoration page does that sum for you.
What moves the price
| Factor | What it means for your quote |
|---|---|
| Tile or metal | Tile roofs usually need ridge work and a few replacement tiles. Metal roofs are more about rust, screws and laps. Different jobs, different time. |
| Storeys and access | A double-storey home or a tight, sloping block takes more setting up to work safely. |
| Pitch | A steeper roof has more area, and it’s slower, more careful work. |
| Repairs | Broken tiles, ridge caps that need rebedding and repointing, rusted sheets or fixings, and worn valleys are priced on top. |
| Roof size | More square metres costs more in total. The rate per square metre is the starting point either way. |
Repairs are the big one. A roof that’s been looked after might need very little. One that’s gone a long time without attention can need a fair bit before it’s ready to recoat. Either way, each repair is listed on your quote, so you can see where the money goes.
What a restoration involves
Every roof is a bit different. In general, a restoration means getting the roof clean, fixing what’s damaged, making the ridges and valleys sound, and recoating it in the colour you choose. On a tile roof that usually includes rebedding and repointing the ridge caps. On a metal roof it’s more about dealing with rust and tired fixings.
I’m not going to give you a one-size-fits-all checklist, because it depends on your roof. Your written quote lists exactly what’s included for your roof, line by line. If something you expected isn’t on it, ask me before you sign.
Living near the water
Salt air and strong sun are hard on a roof. Close to the beach, metal fixings, flashings and sheets tend to show rust sooner, and coatings fade faster under the UV. Further inland, it’s more often leaf-filled gutters and valleys, and storm winds working ridge caps loose.
That doesn’t change my rate, but it does change what I look for. I cover the whole Gold Coast, from the northern suburbs down to Coolangatta and out to the hinterland, so I see both.
Restore or replace?
Restoring makes sense when the roof is structurally sound: the frame and battens are in good shape, and most of the tiles or sheets are still solid. That’s true of plenty of Gold Coast homes, and a restoration usually costs a lot less than a new roof.
Replacement can be the better call when metal sheets have rusted through across big areas, when tiles are crumbling right across the roof rather than here and there, or when the structure underneath has problems. Patching a roof like that only puts off the inevitable.
If I think your roof is past restoring, I’ll tell you why and show you the photos. And if it doesn’t need doing yet, I’ll tell you that too.
Getting a proper price
A per-square-metre rate gets you in the ballpark. A firm price needs someone on the roof. Here’s how it works with me:
- You send me a few details and photos, or give me a call.
- I inspect the roof and take photos of what I find.
- You get a written, itemised quote with a fixed price, inc GST.
I’m QBCC Licensed and carry $20 million public liability insurance. You deal with me from the quote right through to the final walkthrough.
Quick questions
Is the $20/m² rate inc GST?
Yes. Every price on my site includes GST, and so does your written quote.
Why is my quote more than the rate times my house size?
Usually because the roof is bigger than the footprint once you allow for pitch and eaves, and because any repairs are priced on top.
Can I get a price without an inspection?
I can give you a rough guide from the size of your roof. For a fixed price, I need to see it.
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