Roof replacement
A roof quote is the covering, the flashings, the gutters if they are included, and the condition of the timber underneath. This guide does not publish a price per square metre, because we do not have a citable public rate for a full replacement.
Ask the roofer to say whether the price is the covering only or the whole assembly, including battens, sarking, flashings and disposal.
This guide does not publish a dollar figure. We only print a price when a government agency, industry body or manufacturer has published a rate we can link to. Use the factors and the questions when you compare quotes.
What changes the price
- Material. Metal and tile are different systems. Compare the same material, or ask for both as separate options.
- Pitch, storeys and access. A steep roof, a second storey or a tight side passage changes scaffolding and labour.
- What is underneath. Broken battens, sagging rafters or a roof that needs new sarking are often confirmed once the old covering is off. Ask how that is priced.
- Flashings and penetrations. Chimneys, skylights, solar mounts and gutters should be listed. A neat field of new sheets with old flashings is an incomplete job.
- Insulation and solar. If the roof is off, insulation and solar brackets are easier. They are still separate scopes unless the quote says otherwise.
Questions to ask
- Which material, profile and colour are included?
- Are battens, sarking, flashings and gutters in the price?
- Is scaffolding and disposal included?
- How will you price rotten timber found during the strip?
- What warranty covers the material and the workmanship?
- Will the house stay weatherproof at the end of each day?
Common questions
Should I replace or repair?
Ask for both scopes in writing if the roof is borderline. A repair price and a replacement price answer different questions.
Does this include gutters?
Only if the quote says so. Gutter replacement is its own guide because it is often a separate visit.