What roof restoration costs in 2026
Updated October 2026
Roof restoration cost is the first question everyone asks and the hardest one to answer from a web page, because pitch, size, access and the state of the roof move the number a long way. The ranges below are guide pricing drawn from Australian cost guides. They are not Perth-specific published rates, and no such figure is quoted on this site because none was available to check. The only number that matters is a free quote on your actual roof.
Full roof restoration
A full restoration covers pressure cleaning, replacing broken tiles, repointing the ridges with flexible compound, then sealing and coating the roof.
- Australian guide range: roughly $4,500 to $9,500 for an average three-bedroom home, with simpler jobs from around $3,000 and large, steep or two-storey roofs beyond $10,000
- Timeframe: usually 3 to 5 days, weather permitting
- Edge protection or scaffolding is commonly required and is part of the price
Restoration is the whole-roof fix. If quotes keep mentioning reroofing instead, the tiles or sheets may be past saving, and a good roofer will say so plainly.
Repointing only
Replacing the failed mortar on ridge and hip lines with flexible pointing compound. This is the job the local roof stock asks for most, because the City of Kalamunda's 2013 planning strategy puts the majority of the district's housing in the 1960s, which is roughly sixty years of expansion and contraction on original rigid cement mortar.
- Guide range: around $2,000 to $3,500 for an average home, depending on the length of ridge lines and whether sections also need rebedding
- Small patch jobs are usually priced as a minimum callout
Details on the work itself are on the roof repointing page.
Roof cleaning only
- Guide range: $400 to $900 for a pressure clean on an average single-storey home, up to around $1,500 for large, steep or two-storey roofs
- Moss and lichen treatment and clearing the gutters of bark and leaf add modestly to that
More on the roof cleaning page.
Gutters and downpipes
Gutter jobs vary more than most, because length, height and the state of the fascia behind them drive the price. Replacing gutters and downpipes on an average single-storey home commonly lands in the low thousands, with long runs, two-storey sections and fascia repairs pushing higher. Quotes are normally priced per lineal metre plus downpipes. See gutters and downpipes.
Roof painting only
Cleaning, sealing and coating a structurally sound roof.
- Australian guide range: $25 to $50 per square metre, which puts most single-storey homes around $3,500 to $7,000
- Metal roofs run $28 to $50 per square metre with rust treatment extra
See roof painting and metal roof restoration for what a proper job includes.
What moves the price up here
- Roof size and pitch. Area drives materials, pitch drives labour and safety gear. Steep roofs cost meaningfully more.
- Access. This is the big local one. On the scarp-side blocks around Gooseberry Hill, Lesmurdie and Roleystone, the ground falls away from the house, so edge protection and scaffolding go up on uneven footings and that is a real line item rather than padding. Long unsealed driveways on the acreage blocks at Gidgegannup and Chidlow add travel and set-up time too.
- Condition. Every broken tile, rusted valley and metre of failed bedding adds to the job. Roofs left longer cost more.
- Debris and preparation. A roof under jarrah and marri canopy carries more bark, leaf and grit than a plain suburban roof, so cleaning and valley work take longer before any coating goes on.
- Material. Concrete tile, terracotta and metal each take different preparation and coatings. Glazed terracotta often should not be coated at all.
- Catchment areas. A number of the orchard localities sit in gazetted public drinking water source catchments, and the Water Corporation monitors development within them, so it is worth asking at quote stage how wash-down water will be handled on your block.
- Extras. Solar panel removal and refit, whirlybirds, skylight flashings and gutters and downpipes are usually line items on top.
The cheapest quote warning
A quote well below the ranges above is usually missing something: no sealer coat, one top coat instead of two, no tile repairs, no edge protection, or a crew that will not be around when the coating fails in two years. Ask exactly what is included, and compare quotes line by line rather than bottom line by bottom line. Ask the roofers we refer to itemise their quote.
The WA things worth knowing before you pay a deposit
There is no roofing-specific licence class in WA, and that is not the same thing as roof work being unregulated. What matters is how your job is classified, and Building and Energy's own guidance on builder work notes that builder work can include re-roofing.
Registration, and the two questions to ask. The regulator is Building and Energy. Builder work is building work that needs a building permit and is valued at $20,000 or more, or $50,000 or more for a Class 10a building, meaning a shed, carport or private garage, and it must be carried out by a registered building contractor or an approved owner-builder. Work that needs no building permit can be carried out by anyone whatever it costs. So there are two questions to ask rather than one. Ask your local government, which is the permit authority, whether your job needs a building permit. Then ask the contractor what registration they hold and check it with Building and Energy before you sign anything. Insurance and an itemised written quote are worth checking too, but they are not a substitute for that.
Gutters and downpipes. Plumbing in WA is licensed by the Plumbers Licensing Board, and the regime turns on what counts as plumbing work rather than on a dollar value, so there is no job-size threshold below which it stops applying. Whether roof drainage, gutters and downpipes fall inside licensed plumbing work is not something this page will assert either way. Ask the contractor what licence or registration your job needs, and confirm it with Building and Energy and with your local government before the work starts.
Roof coating. We will not give you an answer either way here. Whether Building and Energy treats roof coating as painting work under WA's painter registration is not settled, so saying a registration is required and saying one is not would both be invented. Ask the contractor in writing what registration they hold for the coating part of your job and check whatever they give you with Building and Energy.
Home indemnity insurance. It is compulsory in WA for residential building work valued over $20,000, but it does not cover all work. Standalone jobs that are not part of building or renovating the residence itself, such as a pergola, fence or pool, are treated as associated work and are not covered. Ask your builder in writing whether your job attracts home indemnity insurance before you pay a deposit, because the answer depends on how the work is classified, not just on what it costs.
Frequently asked questions
Is roof restoration cheaper than a new roof?
Substantially. A full restoration at roughly $4,500 to $9,500 on Australian guide pricing compares with roof replacement costs that commonly start around $15,000 and run well beyond, so restoring a structurally sound roof is the better-value path. Restoration only makes sense when the tiles or sheets are worth keeping, which is what the inspection establishes.
How accurate are the ranges on this page?
They are guide pricing from Australian cost guides, not quotes, and they are not drawn from a Perth price survey. Your roof's size, pitch, access and condition can put it well outside any range here. A free inspection and quote is the only real number.
How long does a restoration last?
A properly done restoration typically gives 10 to 15 years before the coating needs attention, with flexible repointing lasting longer still.
Do the quotes cost anything?
No. Quotes through this site are free and carry no obligation. You get a price before any work starts and you deal with the roofer directly.