Re-roofing with tiles: what it costs and what's included

Stripping and re-roofing a 120 m² roof with new concrete tiles typically costs $15,000 including GST, with most jobs between $11,700 – $19,500. A simpler re-roof with a single underlay layer and steel gutters comes to about $13,500, and a premium job with terracotta tiles, roof insulation boards, a breathable membrane and copper gutters comes to around $28,300. Terracotta on its own, with everything else as in our mid-range job, is about $20,900. Before committing, check that you really need a full re-roof: if the tiles are sound and only the ridge capping is failing, a re-bed and re-point costs a fraction of the price.

What a full re-roof includes

Our mid-range price covers:

• Scaffolding with edge protection, put up and taken down, with the first month's hire
• Stripping the old tiles and ridge capping
• Removing old gutters, downpipes and flashings
• Loading and carting away the roofing rubbish
• A double-layer reinforced waterproof underlay over the existing roof deck
• Battens and counter-battens for a ventilated gap under the tiles
• New concrete tiles with ridge
• New pre-painted aluminium gutters and downpipes
• New flashings at the chimney, walls and valleys
• Permanent fall-arrest anchors and a stainless-steel static line along the ridge

It assumes a simple two-sided gable roof over a sound timber frame, where only the covering layers are replaced. Adjust the roof area and see every line in our Roof replacement.

The three levels

Level	Typical price, 120 m²	What changes
Basic	$13,500	Single-layer underlay, concrete tiles, galvanised steel gutters
Mid-range	$15,000	Concrete tiles, double-layer underlay, ventilated batten deck, aluminium gutters
Premium	$28,300	Terracotta tiles, insulation boards, breathable membrane, copper gutters and downpipes

The biggest single step is from mid-range to premium, because premium switches to terracotta and adds insulation boards over the deck. That is worth considering if the space under the roof is lived in or the ceiling is raked, since the roof is open anyway.

How we price it

We build the estimate from the work involved: scaffolding by area, stripping and laying by square metre, gutters and downpipes by length, plus the hours a roofer and labourers need at local labour rates in your state. We then check the result against market prices and real quotes. Because every square metre has to be stripped, underlaid, battened and tiled, the size and shape of the roof drive the price as much as the choice of tile.

What is usually not included

These are the items that most often turn a fixed quote into a bigger bill:

• Rotten battens, rafters or roof decking. You cannot see them until the tiles come off. Ask for a rate per metre or per item for replacing timber, written into the quote.
• Tip fees. Our price covers loading and carting away, not the gate fee at the tip.
• Asbestos. Some older homes have asbestos-containing materials in eaves, gables or under the roof. Removing them is specialist licensed work and is priced separately.
• Solar panels. If you have panels, they have to come off and go back on, and a licensed electrician must disconnect and reconnect them.
• Skylights, whirlybirds and chimney work. Replacing or adding them costs extra, though it is cheapest to do while the roof is open.
• Permits. Some councils and heritage areas have rules on roofing materials and colours. Check before you choose.

What pushes the price up

• Roof shape. Hips, valleys, dormers and multiple levels mean more cutting, more flashings and slower work than a simple gable.
• Pitch and height. Steep roofs and two-storey homes need more scaffolding and more careful, slower work.
• Access. Tight side access or a sloping block makes it harder to get tiles up and rubbish down.
• Tile choice. Terracotta costs noticeably more than concrete tiles. Colorbond-style steel sits in between: see our Colorbond vs tile comparison.

Re-roof or restore?

A full re-roof is not always needed. Signs that a restoration may be enough:

• The tiles themselves are sound, with only a few cracked or broken
• The problem is crumbling ridge capping mortar or leaking valleys
• The underlay and battens are in good condition

In that case a re-bed and re-point of the ridge capping, with replacement of broken tiles and new valley irons where needed, fixes the leaks for much less. Signs that the roof is at the end of its life: widespread cracked or porous tiles, sagging, repeated leaks in different places and failing underlay. A good roofer will tell you which you need and show you photos.

Licensing, GST and your quote

Roof plumbing (gutters, downpipes and flashings) is plumbing work, and plumbing and electrical work must be done by licensed tradespeople under state licensing. Quotes to households include 10% GST, and so do our figures.

Get at least three quotes that list scaffolding, rubbish removal, tile type, underlay, gutters and a rate for timber repairs separately. Then compare each total with typical prices in your state using our "Is my quote fair?" tool: Is my quote fair?.