Replacing a roof is one of the largest single maintenance costs an Australian homeowner faces. The national average sits between $15,000 and $30,000 for a standard home, but the final roof replacement cost in Australia depends on your roofing material, roof size, whether asbestos is involved, and which city you live in. This guide breaks down every line item so you can budget with confidence before calling a licensed roofer.
How Much Does a Roof Replacement Cost? The Short Answer
The total roof replacement cost in Australia ranges from roughly $10,000 to $50,000 or more. Here is how the three main budget tiers compare for a standard residential roof of approximately 180 to 200 square metres.
| Budget Tier | Total Cost Range | What You Get |
|---|---|---|
| Budget | $10,000–$18,000 | Colorbond corrugated steel over existing battens. No structural work. Basic flashing and guttering replacement. Standard insulation. |
| Mid-range | $18,000–$35,000 | Colorbond or concrete tile full replacement including old roof removal, new battens, sarking, quality insulation, and updated guttering. Most common scope for Australian homes. |
| Premium | $35,000–$50,000+ | Terracotta tile, premium Colorbond Matt finish, or slate. Full structural assessment, upgraded battens and rafters where needed, high-performance insulation, and new fascia and soffit lining. |
A budget replacement keeps the existing roof structure intact and focuses on swapping the sheeting. A mid-range project is the most common scope and delivers a complete tear-off, structural check, and fresh installation. A premium replacement involves high-end materials, structural upgrades, and often heritage considerations.
Re-Roofing vs Full Replacement
Before diving into costs, it helps to understand the difference between these two common approaches.
Re-roofing (overlay) involves installing new roofing material directly over your existing roof without removing the old sheets or tiles. It works when the existing structure and underlay are still sound. Cost: $4,000 to $8,000 for a standard home. The main advantage is speed and lower labour costs. The downside is that it hides underlying damage and adds weight to the roof structure.
Full replacement means stripping everything back to the rafters, inspecting the timber frame, replacing damaged battens, installing new sarking and insulation, then laying fresh roofing material. Cost: $10,000 to $50,000+. Most roofers recommend full replacement for roofs older than 30 years because an overlay cannot address rot, termite damage, or corroded fixings underneath.
If your home was built before 1990, a full replacement is almost always necessary because the existing roof may contain asbestos sheeting that must be safely removed.
Roof Replacement Cost by Material
Material choice is the single biggest cost variable. Here is what each option costs installed per square metre across Australia.
| Material | Material Cost (per m²) | Installed Cost (per m²) | Lifespan | Best For |
|---|---|---|---|---|
| Colorbond steel | $18–$38 | $80–$150 | 40–70 years | Most Australian homes. Lightweight, fire-resistant, low maintenance. |
| Concrete tiles | $40–$60 | $120–$200 | 50+ years | Budget-friendly tiled look. Heavier than steel, may need structural check. |
| Terracotta tiles | $80–$120 | $160–$280 | 50–80 years | Heritage homes, premium aesthetic. Excellent thermal performance. |
| Slate | $130–$200 | $350–$650 | 75–100+ years | Heritage-listed properties. Specialist installation required. |
Colorbond is by far the most popular choice for Australian roof replacements. BlueScope offers warranties of up to 36 years on Colorbond steel, and the lightweight sheets work on almost every roof structure without reinforcement. Profiles like Corrugated, Trimdek, and Klip-Lok each suit different roof pitches and architectural styles.
Concrete tiles offer a traditional tiled appearance at a lower price than terracotta. They weigh roughly 50kg per square metre, so older homes may need a structural assessment ($500 to $1,500) to confirm the frame can support the load.
Terracotta tiles deliver superior thermal mass, keeping homes cooler in summer and warmer in winter. They are common in heritage suburbs of Melbourne, Sydney, and Adelaide. Sourcing matching tiles for partial replacements can be difficult and expensive.
Slate is the premium option, found mainly on heritage properties in Melbourne’s inner suburbs and parts of Sydney. Installation requires specialist tradespeople, and costs reflect both the material and the limited pool of qualified slate roofers.
Itemised Cost Breakdown
Understanding where your money goes helps you decide where to invest and where to save. Here is a typical roof replacement cost breakdown for a mid-range Colorbond project on a 200 square metre roof.
| Component | Cost Range (AUD) | Notes |
|---|---|---|
| Old roof removal and disposal | $4,000–$10,000 | $20–$50/m². Tile removal costs more than sheet metal. Skip bin $350–$700. |
| Roofing material (supply) | $3,600–$7,600 | Colorbond sheets $18–$38/m². Premium profiles cost more. |
| Installation labour | $8,000–$16,000 | $40–$80/m² labour. Typically 3–5 days for a crew of 3–4. |
| Battens and fixings | $1,500–$3,500 | Timber or steel battens. Full batten replacement if rotted or warped. |
| Sarking and insulation | $2,000–$5,000 | Reflective sarking $10–$25/m². Meets NCC 2022 energy efficiency requirements. |
| Flashing and ridge capping | $1,000–$3,000 | Valley, hip, and ridge flashings. Critical for waterproofing. |
| Guttering and downpipes | $1,500–$4,500 | Replace if corroded. Quad or half-round profile. Colorbond gutter $25–$40/lm installed. |
| Scaffolding | $2,000–$8,000 | Single-storey $2K–$4K. Two-storey $4K–$8K. Often excluded from initial quotes. |
| Fascia and soffit | $800–$3,000 | Replace if damaged. Timber (installed by a carpenter) or aluminium. Often bundled with gutter replacement. |
Total mid-range estimate (200m² Colorbond): $18,000–$32,000
Labour accounts for roughly 40 to 50 percent of the total roof replacement cost. The remaining 50 to 60 percent covers materials, disposal, and scaffolding.
Regional Cost Comparison
Roof replacement cost varies significantly across Australian capital cities. Here is how a mid-range Colorbond full replacement compares for a 200 square metre roof.
| City | Typical Mid-Range Cost | Compared to National Average |
|---|---|---|
| Sydney | $24,000–$38,000 | 15–20% higher |
| Melbourne | $22,000–$34,000 | 10–15% higher |
| Brisbane | $18,000–$30,000 | Close to average |
| Perth | $20,000–$32,000 | 5–10% higher |
| Adelaide | $16,000–$26,000 | 5–10% lower |
| Hobart | $17,000–$28,000 | Close to average |
| Canberra | $21,000–$33,000 | 10–15% higher |
| Darwin | $22,000–$35,000 | 10–15% higher |
Sydney’s premium reflects higher labour rates, strict council requirements, and strong demand for roofing tradies. Darwin’s elevated costs stem from freight on materials and a smaller tradesperson pool. Regional areas within each state are typically 10 to 15 percent cheaper than the nearest capital city, though availability of experienced roofers may affect lead times.
Factors That Affect Roof Replacement Cost
Every roofing project is different. These eight factors drive the biggest price variations.
1. Roof Size and Pitch
A steeper roof pitch means more difficult access, slower installation, and higher scaffolding costs. Roof area is calculated on the raked (sloped) surface, not the floor area. A 150 square metre floor plan with a 25-degree pitch yields roughly 165 square metres of roof area. Expect to pay proportionally more for every additional square metre.
2. Material Choice
As outlined above, Colorbond steel is the most affordable installed option for most homes. Switching from tiles to Colorbond is a common way to reduce both material and structural costs, since steel weighs roughly 5kg per square metre compared to 50kg for concrete tiles.
3. Asbestos Removal
Homes built before 1990 may have asbestos cement (fibro) roofing. Removal is regulated under workplace health and safety legislation in every state. Expect to pay $20 to $80 per square metre for removal, plus $500 to $2,000 for air monitoring and a clearance certificate. A typical single-storey asbestos roof removal runs $3,500 to $8,000 on top of the replacement cost. Only a licensed asbestos removalist can perform this work (Class A for friable, Class B for bonded/non-friable over 10 square metres).
4. Structural Repairs
Once the old roof is stripped, roofers may find rotten battens, termite-damaged rafters, or corroded steel framing. Repairs add $2,000 to $8,000 depending on the extent. A pre-roof inspection can flag these issues early, but some damage is only visible after removal begins.
5. Scaffolding
Many roof replacement quotes exclude scaffolding. A full scaffold wrap costs $2,000 to $4,000 for a single-storey home and $4,000 to $8,000 for two storeys. Always confirm whether scaffolding is included in your quote.
6. Guttering and Downpipes
Replacing gutters during a roof replacement is more efficient than doing it separately, as the roofer already has scaffold access and can integrate the gutter line with new fascia. Expect $1,500 to $4,500 for a full gutter and downpipe replacement.
7. Your Location
Sydney and Melbourne roof replacements cost 10 to 20 percent more than the national average. Adelaide and regional areas tend to be cheaper. Access constraints (narrow driveways, heritage streetscapes, multi-storey buildings) push costs higher in any city.
8. Solar Panel Removal and Reinstallation
If your home has rooftop solar, the panels must be removed before roofing work begins and reinstalled afterwards. Budget $1,500 to $4,000 for disconnection, removal, storage, and reinstallation by a licensed electrician with CEC accreditation.
How to Get Accurate Quotes
Getting the right price starts with good preparation. Follow these steps.
Get at least three quotes. Three quotes from licensed roofers gives you a realistic price range. If one quote is 30 percent below the others, ask why. Cheap quotes often exclude scaffolding, disposal, or insulation.
Provide consistent information. Give each roofer the same details: roof area (or house floor area and pitch), current material, preferred new material, number of storeys, and any known issues like leaks or sagging. Consistent briefs produce comparable quotes.
Ask for itemised quotes. A lump-sum quote of “$20,000 for a new roof” tells you nothing. An itemised quote separates material supply, labour, scaffolding, disposal, guttering, and insulation. This lets you compare line by line.
Confirm licensing. Every roofer should hold the relevant state licence. Verify your roofer on TradieVerify or the relevant state register before signing. In QLD, roofing requires a QBCC licence. In NSW, roofing work over $5,000 requires a licensed contractor. In VIC, roof plumbing (metal roofing) requires VBA registration.
Check insurance. Ask for copies of public liability insurance (minimum $10 million is standard for roofing due to the high-risk nature of the work) and workers compensation certificates.
Hidden Costs and Exclusions
Budget blowouts happen when unexpected costs surface during the project. These hidden costs catch homeowners off guard.
Asbestos. Pre-1990 homes may have asbestos roofing, eaves, or underlay. Testing costs $100 to $600. Removal adds $3,500 to $15,000 depending on extent and accessibility. This is the single most common hidden roof replacement cost.
Structural damage. Termite damage, water rot in rafters, and corroded steel framing are invisible until the old roof comes off. Repairs can add $2,000 to $8,000.
Permit fees. Changing roofing material (for example, tiles to Colorbond) may require council approval in some areas. Building permit fees range from $500 to $2,000 depending on your local council.
Temporary weatherproofing. If unexpected repairs extend the project timeline, your roofer may need to install temporary tarps. Most reputable roofers include this in their contingency, but confirm in advance.
Ceiling repairs. If a roof has been leaking for some time, the ceiling plasterboard below may need patching or replacement once the new roof is on. Budget $500 to $2,000 for ceiling repairs.
Tips to Save Money on Your Roof Replacement
Reducing roof replacement cost does not require cutting corners. These strategies deliver real savings.
Choose Colorbond over tiles. Colorbond is lighter (no structural upgrades needed), faster to install (lower labour costs), and cheaper per square metre than tiles. Switching from concrete tiles to Colorbond can save $5,000 to $15,000 on a standard home.
Bundle gutter replacement. Replacing gutters at the same time as the roof avoids paying for scaffolding twice. Bundling typically saves $1,000 to $2,000 compared to two separate jobs.
Keep the same material. If your roof structure suits your current material, a like-for-like replacement avoids council approvals and structural modifications.
Time your project for winter. Roofers are busiest from September to March. Booking during the cooler months (May to August) often gets you better availability and competitive pricing.
Ask about manufacturer warranties. BlueScope offers up to 36 years on Colorbond. Ensure your roofer is a licensed applicator so the warranty is valid. A longer material warranty reduces your total cost of ownership over the roof’s life.
Do cosmetic work yourself. Painting fascia (or hire a licensed painter), cleaning up the site, and removing garden obstacles before the crew arrives saves labour time. Leave all roofing, scaffolding, and electrical work to licensed professionals.
State-Specific Considerations
Each Australian state has its own licensing requirements for roof replacement work.
New South Wales. Residential roofing work over $5,000 requires a licensed contractor (Fair Trading). Roof plumbers need a separate plumbing licence for metal roof installation and flashing. Asbestos removal requires notification to SafeWork NSW at least five working days before work starts.
Victoria. The VBA requires registration for roof plumbing (metal roofing). Roof tiling is classified as domestic building work and requires registration for projects over $10,000. A licensed plumber is needed for any work connecting to stormwater drainage.
Queensland. The QBCC requires a licence for roofing work over $3,300 including labour and materials. Separate licence classes exist for roof tiling and roof plumbing (metal work). Check your roofer’s QBCC licence on TradieVerify.
Western Australia. DMIRS requires a building registration for roofing contractors. Plumbing and drainage connections must be carried out by licensed practitioners. Asbestos removal over 10 square metres requires a licensed removalist.
South Australia. The Consumer and Business Services (CBS) registers building work contractors. All roofing work involving plumbing connections requires a licensed plumber.
Tasmania. Licensed building practitioners required for structural roofing work. Plumbing and drainage work require separate occupational licences from the Director of Building Control.
ACT. Roofing work over $12,000 requires a licensed builder in the ACT. All plumbing connections require licensed tradies. Asbestos removal requires a licensed removalist under the Dangerous Substances Act.
Northern Territory. Building work over $12,000 requires a registered building practitioner. Darwin roof replacements face additional scheduling considerations during the wet season (November to April), when rain delays are common.
Frequently Asked Questions
How long does a roof replacement take?
A standard Colorbond roof replacement on a single-storey home takes two to five days from strip to completion. Concrete or terracotta tile replacements take three to seven days due to the heavier handling and more intricate installation. Projects involving asbestos removal add three to five working days. Two-storey homes or complex roof designs with multiple hips, valleys, and skylights can extend the timeline to seven to ten days. Weather delays during the wet season in northern states may push the schedule out further.
Do I need council approval for a roof replacement?
A like-for-like replacement (same material, same structure) typically does not require council approval in most states. Changing material type, such as converting from tiles to Colorbond, may require a building permit because it alters the building’s weight loading and appearance. Heritage-listed properties almost always require approval from the relevant heritage authority before any roof work begins. Your roofer should advise on local requirements during the quoting stage.
How do I know my roof needs replacing rather than repairing?
Consider the full roof replacement cost worthwhile if your roof is older than 30 to 40 years, you are seeing widespread rather than isolated damage (multiple leaks, sagging across large areas, extensive rust or cracked tiles), or the cost of repairs exceeds 30 to 40 percent of a full replacement. A single cracked tile or small rust patch is a repair job. But if your roofer finds widespread batten rot, corroded fixings across the entire roof, or water damage to the ceiling in multiple rooms, replacement is more cost-effective than ongoing patch repairs.
Can I claim roof replacement on home insurance?
Home insurance covers roof damage caused by specific events such as storms, hail, fallen trees, or fire. Standard wear and tear, gradual deterioration, and maintenance-related failures are not covered. If your roof is damaged in a storm, document the damage with photos immediately and contact your insurer within 24 to 48 hours. Most policies have an excess of $500 to $1,000. Some insurers reduce premiums after a roof replacement, so ask your provider about potential savings.
What is the cheapest roofing material in Australia?
Colorbond corrugated steel is the cheapest roofing material when considering total installed cost, at $80 to $150 per square metre including labour. Concrete tiles have a lower material-only cost ($40 to $60 per square metre) but their heavier weight means higher labour costs and potential structural upgrades, bringing the total installed cost to $120 to $200 per square metre. For a straight cost comparison on a 200 square metre roof: Colorbond runs $16,000 to $30,000 total, while concrete tiles cost $24,000 to $40,000.
Does a new roof add value to my home?
A new roof typically returns 50 to 70 percent of the roof replacement cost at resale and removes a significant negotiation point for buyers. A home inspection flagging roof issues can reduce offers by $20,000 to $50,000 or more. Beyond resale value, a new roof improves energy efficiency ratings, reduces ongoing maintenance costs, and may lower home insurance premiums. The best return comes from replacing a visibly deteriorated roof rather than upgrading an already-functional one.
Related Guides
- How to Hire a Licensed Roofer — Our roofer hiring guide
- Storm Season Preparation Guide — Our storm season preparation
- Home Warranty Insurance — Our home warranty insurance guide
Sources
- BlueScope Steel. Colorbond Steel Warranty Information. bluescopesteel.com.au
- QBCC. Licensing Requirements for Roofing Work. qbcc.qld.gov.au
- Victorian Building Authority. Roof Plumbing Registration. vba.vic.gov.au
- NSW Fair Trading. Home Building Licences. fairtrading.nsw.gov.au
- SafeWork NSW. Asbestos Removal Requirements. safework.nsw.gov.au
- Master Builders Australia. Building Costs Guide 2025. masterbuilders.com.au
- Housing Industry Association (HIA). Renovation and Maintenance Report. hia.com.au
- Safe Work Australia. Asbestos Removal Code of Practice. safeworkaustralia.gov.au