The finished colour is the part everyone sees, but most of the result is decided before any coating goes on. Cleaning, repairs, drying and priming determine whether the coating bonds and how long it looks good. A cheap painting quote often saves money by skipping one of those steps.
Roof painting is frequently sold as part of a roof restoration, which adds repairs such as tile replacement and ridge work. Some quotes are for painting only. Either way, read the scope rather than the label, because “roof painting”, “roof coating” and “roof membrane” are used loosely.
When is roof painting the right job?#
Painting suits a roof that is structurally sound but whose surface has weathered. These are the situations where it commonly comes up:
- A steel roof with faded or chalky paint but no rust-through or loose sheets.
- Concrete tiles that have lost their surface colour and look porous, after any broken tiles are replaced.
- Unglazed terracotta that the owner wants to recolour or protect.
- A change of colour, for appearance or to reflect more summer heat.
- Preparing a home for sale, where a uniform roof colour helps the presentation.
If water is getting in, deal with the leak first; see roof leak repairs. Paint is not a leak repair.
Which roofs can be painted?#
| Roof | Can it be painted? | Notes |
|---|---|---|
| Concrete tile | Yes, with a compatible system | Usually cleaned, repaired and sealed or primed before topcoats |
| Unglazed terracotta | Can be, with a suitable product | Some owners prefer the natural finish; check the product is made for terracotta |
| Glazed terracotta | Not normally | The glazed surface is not a good base; cleaning and repairs are the usual work |
| Pre-painted steel, such as COLORBOND steel | Often, if the existing paint is sound | Needs a product designed for painting over factory-finished steel |
| Unpainted ZINCALUME or galvanised steel | Possible with the right primer | Metallic coatings and any rust need specific preparation |
| Asbestos cement | Specialist advice needed | Never pressure cleaned; see the warning below |
Asbestos cement roofs. High-pressure water cleaning of asbestos cement roofs is prohibited in WA, because it breaks down the surface and spreads contaminated residue onto your property and your neighbours’. Homes built before about 1990 may have asbestos cement roofing, and only testing confirms it. Do not walk on, drill, cut or pressure clean a suspected asbestos roof, and get specialist advice before any coating. See asbestos roofs in Perth.
What does preparation involve?#
- Inspection. The roof is checked for broken tiles, ridge condition, rust, loose screws and failed flashings, and the scope is agreed.
- Cleaning. Tiles are usually pressure cleaned and steel roofs washed to remove dirt, chalking, lichen and loose material. See roof cleaning and the guide to lichen and moss on roofs.
- Repairs. Broken tiles replaced, ridges repointed or rebedded, rust treated, failed screws replaced.
- Drying. The surface must be dry before coating, which can take time after cleaning or rain.
- Protection. Walls, windows, paving, cars, solar panels and gardens are masked or covered.
- Priming or sealing. Applied where the coating system calls for it.
- Topcoats. The agreed number of coats, applied within the product’s conditions.
Primers, sealers and the number of coats#
A primer or sealer is the first layer of many coating systems. On porous concrete tiles it helps bind a chalky or dusty surface and gives the topcoat something to grip. On steel, a primer may be needed for bare metal, rust-treated spots or certain existing finishes. Whether you need one depends on the product and the roof, so ask for the manufacturer’s technical data sheet, which states the required primer, the number of coats and the coverage.
When comparing quotes, check that each names the product, the primer or sealer, and the number of coats. A quote that just says “two coats of paint” without a product name is hard to compare.
Is roof paint different from a roof membrane?#
The terms overlap. “Membrane” is often used for coatings that are thicker or more flexible than ordinary paint, but there is no single definition used by every contractor. The way to compare them is by product name, the manufacturer’s data sheet and the specified number of coats, not by the word on the quote.
Choosing a colour: heat and appearance#
Lighter roof colours generally reflect more of the sun’s heat than darker ones, which can affect how hot the roof space gets in a Perth summer. The roof colours and heat guide explains what roof colour can and cannot do for comfort.
A few practical points:
- Check any rules. Some estates and heritage areas restrict roof colours; check with your local government or the estate’s guidelines before choosing.
- Look at a real sample. Colour charts look different from a whole roof in bright sun. Ask to see the colour on a roof nearby.
- Match the trims. Decide whether gutters, fascias and flashings will be painted to match, and whether that is in the quote.
What can a coating not fix?#
Paint changes the surface. It does not repair the roof underneath. On its own, a coating will not:
- Replace cracked, broken or slipped tiles.
- Stop rust that has perforated steel sheets.
- Fix lifted or failed flashings, rusted valley irons or loose ridge caps.
- Correct sagging lines caused by failing battens or framing.
- Find or fix the source of a leak.
Those items need repairs before coating, which is why the inspection matters. If the list is long, compare options in the repair, restoration or replacement guide.
Weather windows and timing#
Every coating product has application limits for temperature, humidity, dew and rain, set out in its data sheet. Most of Perth’s rain falls between May and September, so coating jobs in winter can be pushed back by wet days, while very hot roof surfaces in summer can fall outside some products’ limits. Ask how the contractor schedules around the weather and what happens if rain arrives before a coat has dried.
How is overspray managed?#
Spray-applied coatings release a fine mist that can drift onto walls, windows, cars and neighbouring properties. Perth’s afternoon sea breezes can make drift worse. A careful contractor masks surfaces, watches the wind, covers vehicles and may brush or roll edges near neighbours. Ask what protection they use, and whether neighbours should be told before coating days.
What should a roof painting quote clarify?#
- Product name and whether it suits your roof material.
- Primer or sealer, the number of topcoats and the colour.
- Preparation: cleaning method, repairs included and how rust will be treated.
- Protection: masking, overspray control and runoff management.
- Trims: whether gutters, fascias and flashings are coated.
- Warranty: the contractor’s workmanship terms and any product warranty conditions, in writing.
What is usually included, and what is not?#
| Usually included | Often extra or excluded | Worth asking about |
|---|---|---|
| Cleaning the roof surface | Replacing many broken tiles | How many tiles are allowed for |
| Primer or sealer and agreed coats | Ridge rebedding | Whether ridges are repointed first |
| Masking of nearby surfaces | Painting gutters and fascias | Whether trims match the roof colour |
| Clean-up | Work around solar panels and air conditioners | Who moves or protects them |
What affects the price of roof painting?#
- Roof area and pitch. Coating quotes are usually based on surface area. Our roof area calculator helps you sanity-check it.
- Material and condition. Porous tiles or rusted steel need more preparation.
- Repairs before coating. Often the biggest variable between quotes.
- Product and coats. The system chosen and the number of coats.
- Height and access. Two-storey homes and steep roofs need more safety equipment.
- Trims and features. Gutters, fascias, skylights and solar panels.
See roof restoration costs in Perth for more on how coating quotes are put together.
Questions to ask the contractor#
- What product will you use, and is it designed for my tile or steel?
- Is a primer or sealer included, and how many topcoats?
- Which repairs are done before coating, and which are excluded?
- How will you protect my property and my neighbours from overspray?
- What happens if rain arrives before the coating has dried?
- Will gutters, fascias and flashings be painted to match?
Frequently asked questions
Can a steel roof be painted a different colour from the original?
Usually, yes, if the existing paint is sound and the coating system is designed for pre-painted steel. Ask whether the gutters and flashings will be recoated too, so the trims do not clash with the new colour.
What happens if it rains soon after a roof is coated?
Rain on a coating that has not dried can mark or wash it, depending on the product. Contractors check forecasts and follow the product’s limits, and the quote should say how weather damage to fresh coats is handled.
How many coats does a roof coating need?
It depends on the product and the roof surface. The manufacturer’s technical data sheet sets out the primer or sealer and the number of topcoats, and the quote should state both so you can compare like with like.
Does a lighter roof colour make the house cooler?
Lighter colours generally reflect more of the sun’s heat than dark ones, which can reduce heat in the roof space. How much difference it makes inside also depends on insulation, sarking and ventilation.
Should gutters and fascias be painted at the same time as the roof?
It often makes sense, because access is already set up and the colours can be matched. Check whether trims are in the quote, as they are commonly priced separately.