Replacing a roof is one of the largest single home maintenance expenses most Australians face. Quotes can vary by $10,000 or more for the same-sounding job. Understanding what drives the cost, what should be in a quote, and what different materials actually cost gives you the information to spot a fair deal — and walk away from one that isn't.
Roof replacement cost by material
Material choice is the single biggest cost variable. Colorbond steel is the most popular option in Australia — durable, low-maintenance, and often priced competitively with concrete tiles. Here's how the main options compare installed.
| Material | Cost per m² | 150m² roof (typical) | Lifespan |
|---|---|---|---|
| Colorbond steel | $50–$75 | $9,000–$14,000 | 40–70 yrs |
| Concrete tiles | $50–$80 | $9,000–$15,000 | 40–50 yrs |
| Terracotta tiles | $80–$120 | $14,000–$22,000 | 50–100 yrs |
| Zincalume | $55–$80 | $10,000–$15,000 | 50–60 yrs |
| Colorbond premium | $75–$110 | $13,000–$20,000 | 50–70 yrs |
| Slate | $150–$300+ | $25,000–$50,000+ | 100+ yrs |
All figures include labour, old roof removal and disposal. Excludes gutters and downpipes unless specified.
Full replacement vs. re-roofing (overlay)
Re-roofing (overlay)
- New material laid over existing roof
- No removal labour — cheaper upfront
- Only works if structure is sound
- Adds weight — may need engineer check
- Typical cost: $6,000–$14,000
Full replacement (tear-off)
- Old roof stripped and disposed of
- Reveals damaged battens, sarking, timber
- Required if existing roof is structurally compromised
- More expensive but cleaner long-term result
- Typical cost: $9,000–$25,000+
If your roofer recommends an overlay without inspecting the battens and sarking underneath, ask why. A full replacement is more expensive but often the right call on a roof older than 20 years — rot and deterioration underneath won't be fixed by covering it up.
What a roof replacement quote should include
A complete quote should cover: stripping and disposing of old roofing material, replacing any damaged sarking (the underlay membrane), supplying and laying the new roofing material, ridge capping, and flashings around all penetrations (skylights, vents, chimneys, valleys).
What makes roof replacement more expensive?
Height and storeys are the biggest labour multipliers. A two-storey roof requires scaffolding, adds fall-risk complexity, and takes longer — typically 40–60% more than the same footprint on a single storey.
Roof pitch matters too. A steep pitch requires more safety equipment and slows tile-laying pace. Pitches above 35° can add 20–30% to labour costs.
Complexity — hips, valleys, skylights, solar panels, chimneys — every penetration and direction change adds labour. A simple gable roof costs less per square metre than a complex hip roof of the same area.
Asbestos — homes built before 1990 may have asbestos-containing materials in the roofing. Licensed asbestos removal is mandatory and adds $2,000–$8,000+ depending on volume.
Roof replacement costs by city
| City | Single-storey (150m²) | Two-storey (200m²) |
|---|---|---|
| Sydney | $11,000–$18,000 | $18,000–$32,000 |
| Melbourne | $10,000–$16,000 | $16,000–$28,000 |
| Brisbane | $9,000–$15,000 | $15,000–$26,000 |
| Perth | $9,500–$15,500 | $15,500–$27,000 |
| Adelaide | $8,500–$14,000 | $14,000–$24,000 |
| Canberra | $9,500–$15,000 | $15,000–$26,000 |
| Gold Coast | $9,000–$15,000 | $15,000–$26,000 |
| Darwin | $10,000–$17,000 | $17,000–$29,000 |
Already have a roofing quote? Check if it stacks up against current market rates.
Check My Quote →How to get a fair roof replacement quote
- Get 3 quotes minimum. Roof replacement prices vary by 30–40% between contractors. Never accept a single quote for a job this size.
- Ask each roofer to inspect the roof in person. Quotes given over the phone or from photos miss structural issues and lead to bill surprises.
- Check their licence. Roofing contractors must be licensed in most states. Verify via your state building authority before signing anything.
- Clarify the warranty. A reputable roofer offers at least 10 years on workmanship. Materials warranties are separate (Colorbond: 36 years, most tile manufacturers: 15–50 years).
- Don't pay more than 10–20% upfront. A large upfront deposit on a job this size is a red flag. Standard practice is a deposit on materials, remainder on completion.
Frequently asked questions
How much does a full roof replacement cost in Australia?
A complete roof replacement for a single-storey home (around 150m²) costs $8,000–$15,000 for Colorbond or concrete tiles. Two-storey homes (200m²+) typically run $15,000–$30,000. These figures include old roof removal and disposal but usually exclude gutters.
How long does a roof replacement take?
A standard single-storey home takes 2–4 days for a full replacement. Two-storey or complex roofs take 4–7 days. Weather delays are common — most roofers build in contingency days.
Is Colorbond or tiles cheaper?
Colorbond and concrete tiles are similarly priced upfront ($50–$80/m² installed). Colorbond is cheaper over 25+ years due to zero maintenance. Terracotta tiles cost more upfront but can last 100 years with minimal maintenance.
Does roof replacement add value to a home?
Yes — a new roof typically recovers 60–80% of its cost in property value, and significantly improves buyer appeal. An old, visually deteriorated roof can reduce a home's sale price by more than the replacement cost.
Do I need council approval to replace my roof?
Replacing like-for-like (same material, same profile) generally doesn't require approval. Changing the roof pitch, adding a second storey, or significantly altering the roofline typically does require a building permit. Check with your local council or a building certifier if you're unsure.
What are the signs I need a full roof replacement vs. just repairs?
Repairs make sense for isolated damage: a few cracked tiles, a small section of rust, one flashing failure. Replacement makes sense when: the roof is 25+ years old, more than 20% of tiles are cracked/slipped, there's widespread rust, or you've had the same leak repaired twice without success. A qualified roofer can give you a condition report — ask for one before committing to either option.
Does home insurance cover roof replacement?
Storm and weather damage is typically covered. Age-related deterioration and maintenance neglect are not. Most policies require the roof to be in "reasonable condition" — if your roof was already old and worn before a storm, insurers may only pay partial replacement costs. Always photograph damage immediately after a storm and contact your insurer before any roof work begins.