How to Quote a Roof Replacement in Australia
Replacing a roof is a big-ticket job with a long list of costs behind the sheets — removal, disposal, scaffold and the surprises under the old roof. Here's how to quote roof replacement so your margin survives the tear-off.
A roof replacement is one of the biggest jobs a roofer quotes, and one of the easiest to underprice. The sheets or tiles are the visible cost, but removal, disposal, scaffold, permits and whatever's hiding under the old roof are where the money goes. This guide covers what drives the price, how to measure it, what materials and labour cost in 2026, and the extras that turn a profit into a loss.
What drives the price of a replacement
Before you put a number on it, work out what kind of job it is. A handful of factors set the scale of the work and the safety gear you'll need:
- Roof size and pitch — bigger and steeper means more material and more labour; a 20° pitch needs roughly 6% more material than a flat area.
- Material choice — Colorbond steel, concrete tile or terracotta all price differently.
- Site access — a tight block or a two-storey roof adds scaffold and slows every run.
- Existing roof condition — rotten timber or old sarking found after tear-off adds work.
- Asbestos — if the old roof contains it, specialist removal adds thousands and is non-negotiable.
Working at height also brings safety obligations under AS/NZS 1891 and Safe Work Australia guidance — edge protection and fall arrest are part of the job, and part of the price.
Measuring the roof properly
Accurate measurements are the difference between ordering once and running short mid-job. Break the roof into simple shapes and measure each plane:
- For a gable roof, measure the length and width of each plane, then adjust for pitch.
- For a hip roof, break it into triangles and trapezoids and add them up.
- Measure ridge caps, barges and valleys separately — they're their own material lines.
- Add a 5–10% wastage factor for sheets or tiles, more for complex or cut-up roofs.
Order off measured planes, not the building footprint. The footprint ignores pitch, and a steeper roof can carry well over 10% more area than the floor below it — order to the footprint and you're back at the supplier by lunch.
Roofing material costs in 2026
Material is a big slice of the quote, and prices move — pull current rates from your supplier rather than last quarter's catalogue. For the roofing itself, supply only:
| Material | Cost / m² | Notes |
|---|---|---|
| Colorbond steel | $25–$45 | Sheets only — add flashings, cappings, screws and sarking |
| Concrete tiles | $40–$70 | Heavier; check the frame can carry it |
| Terracotta tiles | $60–$90 | Premium look and long life |
On top of the roofing, budget for battens, insulation, sarking or membrane underlay, flashings and fixings. Premium Colorbond profiles and colours cost more, so quote the exact profile the customer has chosen.
Labour, access and the extras
A skilled roofer charges around $70–$100/hour. On an average three-bedroom house, removing the old roof takes about 1–2 days and installing the new one 3–5 days, longer for a high pitch, multiple levels or heavy lead flashing work. Then there are the costs that live off the roof:
| Item | Typical cost | Notes |
|---|---|---|
| Skip bin (6m³) | $400–$800 | Removing the old roofing |
| Scaffold (two-storey) | $1,000–$3,000 | Access and edge protection |
| Council permit | $200–$500 | For structural or roofline changes |
| Asbestos removal | Thousands | Specialist licensed removal only |
Add a 10–15% contingency on top of the lot. It covers the rotten batten or the surprise sarking you only find once the old roof is off — the things that turn a tight quote into a loss.
Common mistakes that eat your margin
- Using old material prices. Steel and tile prices move. Quoting off last quarter's catalogue means eating the difference. Get current rates the day you quote.
- Skipping the site visit. You can't judge access, pitch and the state of the old roof from the kerb. Walk it before you price it.
- Guessing the measurements. Guess high and you're uncompetitive; guess low and you're back at the supplier. Measure every plane and add the wastage factor.
- Forgetting disposal and access. Skip bins, scaffold and permits add up fast. Leave them out and they come straight off your margin.
- No contingency. Old roofs hide rot, asbestos and dodgy timber. Without a 10–15% buffer, one surprise wipes out the job's profit.
Pro tips for a replacement quote that wins
- Always do a proper site visit — assess pitch, access and the condition of the old roof.
- Get current supplier pricing on the day; don't trust an old catalogue.
- Itemise labour for removal, installation and any special work like lead flashing.
- List disposal, scaffold and permits as visible lines, not hidden buffers.
- Build in a 10–15% contingency for what's under the old roof.
- Separate GST clearly so the customer sees the base price and the tax.
ServiceYak keeps your material, labour and disposal rates in a reusable kit, so you can itemise a full replacement — sheets, scaffold, skip and all — and send a branded PDF the same day you inspect.
Frequently asked questions
How much does it cost to replace a roof in Australia?
It depends on size, pitch and material. Colorbond sheets run $25–$45/m² supply only and tiles $40–$90/m², before labour at $70–$100/hour, plus scaffold, disposal and permits. Most whole-roof replacements are a five-figure job.
Should I quote roof replacement per square metre or itemised?
Itemise it. A per-m² headline is fine, but back it with lines for material, removal, installation, scaffold, disposal and permits. Itemised quotes are easier to defend and easier to adjust if the customer changes material.
Do I need a permit to replace a roof?
A like-for-like re-roof often doesn't, but structural changes or changes to the roofline usually need council approval — typically $200–$500. Check with the local council before you quote so the fee and timeframe are built in.