A restoration quote bundles several kinds of work into one price: cleaning, repairs, ridge work, preparation and usually a coating. Because the bundle varies so much between contractors, the total on its own tells you little. This page explains how restoration pricing is usually built, so you can see what is behind each number.
For what a restoration involves step by step, see our roof restoration page. This page focuses on the price.
How are restoration quotes usually priced?#
Many contractors price restoration by the square metre of roof surface, then add or itemise repairs that do not scale with area, such as replacing broken tiles or rebedding ridge caps. Others give a lump sum for the whole job. Either approach is fine if the quote shows the roof area used and lists what is included.
Ask each contractor how they measured the roof: from plans, aerial imagery or on site. Two quotes based on different areas will not compare fairly, even if the rate looks similar.
Why is the roof area bigger than the floor area?#
A pitched roof slopes, so its surface is larger than the flat footprint of the house underneath. Eaves overhang the walls, and garages, patios and carports under the same roof add area too. The steeper the pitch, the bigger the difference.
Our roof area calculator applies a pitch factor to your floor area, so you can sanity-check the figure a quote is based on. It gives an estimate only; the contractor’s measurement should be specific to your roof.
What affects the cost of a roof restoration?#
The roof area sets the starting point. These factors then move the total up or down:
- Material. Concrete tile, unglazed terracotta and steel each need different cleaning, preparation and coating products. Glazed terracotta is not normally coated.
- Condition. Porous, heavily weathered tiles may need extra preparation or sealer before the coating will hold.
- Repairs allowance. The number of broken or cracked tiles to replace, and whether matching tiles are available.
- Ridges and hips. The length of capping to repoint, and how much needs full rebedding rather than repointing.
- Coating system. The product, whether a primer or sealer is used and the number of coats. A membrane system and a single coat of paint are different jobs.
- Height and pitch. Two-storey homes and steep roofs need more fall protection and take longer.
- Access. Narrow side setbacks, fragile paving, pools and close neighbours add masking and set-up time.
- Roof features. Valleys, skylights, solar panels, air-conditioning units, chimneys and several roof levels add detail work.
- Exposure. Perth’s strong summer sun is hard on coatings and pointing, and coastal salt affects metal roofs, so ask which system suits your site.
What does a low restoration quote often leave out?#
A cheaper quote can be competitive, but it is worth checking whether it describes less work. Items that are commonly reduced or left out include:
- Rebedding: only repointing over old bedding, even where caps are loose.
- Tile replacement: a small allowance, with extra tiles charged later.
- Primer or sealer: coating applied straight onto porous tiles.
- Coats: fewer coats than the product’s specification calls for.
- Valleys and flashings: not inspected or not included.
- Fall protection: no scaffold or edge protection allowed for.
- Clean-up: gutters left full of cleaning debris.
If a lower quote leaves something out, ask that contractor to price it, then compare again. Our roof painting page explains coating systems and what to ask about products.
How do warranties differ between restoration quotes?#
Warranties are part of what you are paying for, so read them alongside the price. There are usually two kinds:
- Workmanship warranty. Given by the contractor for their work. Check what it covers, how long it lasts, what voids it and whether it passes to a new owner if you sell.
- Product warranty. Given by the coating manufacturer. It may depend on the product being applied to its specification, including preparation and number of coats.
A longer warranty is only as useful as its conditions and the business behind it. Ask for both warranties in writing before you accept a quote. How long a restoration lasts in practice depends on more than the warranty; see how long a roof restoration lasts.
How do I compare restoration quotes?#
Put the quotes side by side and check each of these before comparing totals:
| What to line up | What to look for |
|---|---|
| Roof area | The same or a similar measured area |
| Cleaning | Method, and how runoff and overspray are managed |
| Tile repairs | The number of tiles allowed for and the rate for extras |
| Ridge work | Metres rebedded versus repointed |
| Coating system | Product name, primer or sealer, number of coats, colour |
| Access and safety | Scaffold, edge protection or other fall protection |
| Warranty | Workmanship and product terms, in writing |
| Extra work | How it will be priced and approved before it starts |
Consumer Protection WA suggests getting at least three written quotes. Our guide to comparing roofing quotes has more detail.
Is restoration always cheaper than replacement?#
Not always. Restoring a roof whose tiles, sheets or battens are near the end of their life can mean paying for a coating that cannot fix the underlying problem. If quotes disagree about whether the roof is worth restoring, ask for the findings and photos behind each recommendation, and read our guide to repair, restoration or replacement.
Deposits and payment terms#
Consumer Protection WA advises keeping deposits to no more than 10 per cent of the job price and negotiating progress payments on larger jobs. If the restoration is a home building contract valued between $7,500 and $500,000, the Home Building Contracts Act requires a written, signed and dated contract and caps the deposit at 6.5 per cent; ask the contractor whether it applies to your job.
Frequently asked questions
Why do some restoration quotes give a price per square metre?
Much of the work, such as cleaning and coating, scales with the roof surface, so a square-metre rate is a practical way to price it. Repairs and ridge work are often added separately, so check what the rate covers.
Does a restoration price include replacing broken tiles?
Usually only up to a stated number. Check how many tiles are allowed for, how extras will be charged and whether the contractor can match your tile profile and colour.
Why does a restoration quote include scaffolding or edge protection?
Restoration means working at height for several days, and contractors must manage fall risks under WA work health and safety laws. The equipment needed depends on the roof height, pitch and edges, so check that each quote allows for it rather than leaving it out.
Is a restoration quote based on the floor area of my house?
It should be based on the roof surface area, which is larger than the floor area because of the pitch and the eaves. Ask what area each quote uses and how it was measured, and use a roof area calculator as a rough check.
Will the price change if more damage is found during the job?
It can, if the quote allows for variations. A tradesperson must get your permission before doing extra work, so ask how additional work will be priced and approved before you sign.