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What is a roof restoration?
A roof restoration is a way to extend the life of your roof without a full replacement. Depending on the state of your roof, it can mean anything from a deep clean to a new coat of paint to a process of repairing and replacing damaged tiles or sheets. It could also mean moss and lichen removal, gutter cleaning and replacement, patching of holes, rust treatments, or recoating work.
Whatever the task required, restoration could be a way to extend the life of your roof without the need to pay for a full replacement.
How much does a roof restoration cost?
Based on estimates from multiple roof restoration companies, a full roof restoration for an average-sized Australian house will start from around $2,500, and can cost anywhere up to $20,000 and beyond. This depends on your house and the scale of the job.
Roofing companies typically charge by the square metre, with the price decreasing for larger areas in some cases. Trade website hipages gives estimates for roof restoration jobs based on size, saying the cost could work out to:
- $28 to $38 per square metre for smaller roofs
- $22 to $28 per square metre for medium-sized roofs
- $17 to $22 per square metre for larger roofs
Other roof repair and restoration price estimates provided by hipages are:
- $48 to $58 per square metre for metal roof repairs
- $55 to $65 per square metre for tile roof repairs
- $200 to $500 for spot repair, depending on the size of the problem
- $250 to $500 for roof cleaning, depending on the condition of the roof surface
- $2,500 for a full roof restoration of an average sized house
- $4,500 to $11,000 for a full restoration of a tiled roof, depending on size
What does a roof restoration involve?
Generally speaking, a roofing professional will start by cleaning the roof with a high pressure washer to remove any dirt, algae and mould.
Secondly, they will repair any damage. For tiled roofs, this can involve replacing any cracked or broken tiles. For sheet metal roofs, this generally involves sealing any leaks or replacing the metal sheeting. Tiled roofs may also require rebedding and repointing.
The final step is usually repainting or recoating the roof. This typically involves a general primer, then a filler if it is an older tiled roof, followed by a top coat.
What factors can affect the cost of your roof restoration?
It’s impossible to nail down an exact cost estimate for a roof restoration job, as every home is different, but some factors that can affect the price include:
- The pitch (or steepess) of your roof: Safety regulations mean that special equipment may be required for any roof with a steep pitch. This could mean harnesses or even scaffolding, and can add to the cost of labour for a roof restoration job. If you have a multi-storey house, then this could also mean increased labour costs due to the setup of safety equipment.
- The presence of any solar panels: Any solar panels on your roof may need to be isolated or temporarily moved in order for work to happen, which can also increase labour costs.
- The overall condition of your roof: The more wear and tear your roof has experienced, be it rusted panels or cracked tiles, or even a stubborn coating or moss or lichen, the greater the cost of the restoration job is likely to be.
- The material of your roof: Different materials come with different challenges. Tiles can be expensive and labour-intensive to replace, while metal can require rust treatments and replacement of dozens or even hundreds of screws. Both of these can drive labour costs up for a roof restoration.
- Layout and accessibility factors: If you have a multi-storey house, then your roofers may require additional safety equipment, which can add to labour costs. Similarly, a very steep or narrow driveway that limits access to your property could drive up setup and labour costs.
When should you get a roof restoration?
If your roof has any obvious damage, then a restoration can be advisable before the problem gets worse. Common signs of a roof in need of repairs include leaks, degraded ceilings (like plaster looking exposed), or nails appearing to pop out.
On the other hand, if there is no obvious damage but you’re concerned about regular wear and tear, the timeframe for a roof restoration can depend on the material of your roof.
Hipages says that metal roofs should ideally be inspected every 15 to 20 years, while tiled roofs have a slightly longer timeframe at 20 to 25 years. They add that, if you have a new home and have never had your roof inspected, then doing so after around 15 years could give you peace of mind.
When do you need a roof replacement?
If you’re unsure whether your roof needs a restoration or a replacement, it can be a good idea to get a professional builder, building inspector, or roof restorer to carry out an inspection and give their expert opinion. It can often be better in the long term to replace, rather than restore sheet metal roofs and some older tiled roofs. A new sheet metal roof can last 40 years or more with proper care, and older tiled roofs are sometimes less sufficient in keeping moisture out.
The decision as to whether or not you need to get your roof restored may come down to a couple of factors, including if there are any structural or physical defects that need fixing, or if you just want to improve the look of the roof. Repairs may be unavoidable, while cosmetic alterations are a matter of personal choice. It could be a good idea, if you are in doubt, to get a few opinions (which will also help to avoid unnecessary work being done).
What research should you do before you choose a roof restoration company?
It’s advisable to check if any roof restoration company is licensed to carry out the required work before committing to it. In most states and territories, a license is a requirement to carry out building and trade work. In New South Wales, builders must be licensed for a job worth $5,000 or more in labour and materials.
It’s also a good idea to check if the company has adequate insurance and if they offer warranties for their work (and what the warranty does and does not cover).
How can you spot fake tradie scams?
Consumer advocacy groups have warned of so-called ‘fake tradie scams’. They caution that people representing themselves as tradesmen will approach a homeowner offering to do jobs including driveway and roof restoration for a cheap price and then disappear with your money.
Consumer Affairs Victoria warns that these scams can be sophisticated, and perpetrators can have convincing flyers, websites and signage. They warn that common tactics include:
- Doorknocking or approaching householders in the yard and offering special ‘today only’ deals
- Only giving a first name and mobile number
- Asking for cash upfront of offering to drive you to an ATM
You can report any suspicious activity to your state or territory’s consumer protection agency, with a list available from the Australian Competition and Consumer Commission (ACCC).
How long does a roof restoration take?
You’ll need to allow around three to 10 working days for a roof restoration. The exact time it takes to restore your roof may vary depending on factors like what repairs are required, the size of the roof, and the weather.
How long does a roof restoration last?
You can expect a roof restoration to last for approximately 15 to 20 years. When seeking out roof restoration quotes, consider double-checking what warranties apply to materials and paint, and what you will and won’t be covered for.
How do solar panels affect roof restorations?
Solar panels are likely to make a roof restoration more complex, and increase the cost. According to Vivify Roofing, solar panels are often removed prior to any roof renovation work, and replaced upon completion. The company states that this could add between $700 to $2,000 to the quote.
It’s also worthwhile to check the warranty of your solar panels before having them removed as part of a roof restoration, as it could be voided unless they’re removed and replaced by a certified installer. It’s also worthwhile to ask your roof restorer about their insurance, and what would happen if their workers were to damage your solar panels.
What are the options to finance a roof restoration?
The way you finance a roof restoration will likely depend on the scope of work needed and the cost. There are several options available for home renovators, including: refinancing your home loan, taking out a personal loan or considering paying for the costs on a credit card.
If the job is big enough, or you’re doing a range of jobs at the same time, one choice you may consider is refinancing or restructuring your home loan, or adding a ‘line of credit’. For example, depending on your lender, you may be able to add a redraw facility to your existing loan (although it’s wise to keep in mind that some fees could apply to any loan changes and there could be redraw limits).
Alternatively, you could add an offset account, which could help reduce the interest paid on your loan while still allowing access to your money (although it’s wise to keep in mind there could be some fees involved here too, and higher interest rates could apply to these types of loans).
