The short answer

The majority of roofs that homeowners think need full replacement can actually be restored. A restoration costs $3,500 to $9,000 depending on size. A full replacement costs $20,000 to $40,000 or more. Getting this decision right saves most people tens of thousands of dollars.

The key question is whether the underlying structure of your roof is sound. If the tiles, battens, and sarking are in reasonable condition and the roof is watertight, restoration is almost always the right call. If the structure itself is compromised, replacement becomes necessary.

Roof Restoration
$3,500 - $9,000
  • Clean, re-point, repair, coat
  • Roof looks and performs like new
  • Lasts 15 to 20 years when done properly
  • Suitable when structure is sound
  • Most roofs qualify
  • Job completed in 1 to 3 days
Roof Replacement
$20,000 - $40,000+
  • Full strip and rebuild
  • New tiles, battens, sarking
  • Necessary when structure is damaged
  • Required for asbestos roofs
  • Takes 5 to 10 days or more
  • Major disruption to the home

What roof restoration actually involves

A full restoration is more than a pressure wash and a coat of paint. Done properly it addresses every aspect of the roof's condition and leaves it performing as well as a new roof for a fraction of the cost.

  • High-pressure clean - removes lichen, moss, dirt, and old coating residue
  • Re-bedding and re-pointing of ridge caps - the mortar and flexible pointing that holds your ridge caps in place is replaced entirely
  • Broken tile replacement - cracked or broken tiles are replaced before any coating goes on
  • Primer coat - seals the tile surface and prepares it for the membrane
  • Sealer coat - additional sealing layer for longevity
  • Two topcoats of premium membrane - the final protective coating system
How long does a restoration last?

A properly done restoration using quality materials should last 15 to 20 years in most Australian conditions. On the Mornington Peninsula where salt air, UV, and temperature variation are factors, using a membrane product designed for coastal conditions makes a meaningful difference to longevity.

When restoration is the right call

Restoration is appropriate for the vast majority of roofs that are showing their age. Here is what typically indicates a roof can be restored rather than replaced.

  • Tiles are structurally intact with only surface cracking or crazing
  • Ridge caps are loose or deteriorated but the underlying mortar bed can be replaced
  • The roof is watertight or has minor leak points that can be addressed during restoration
  • The battens and sarking underneath are in reasonable condition
  • The roof is terracotta, concrete tile, or Colorbond in reasonable structural shape
  • The roof is more than 10 years old but less than 40 years old

When replacement is actually necessary

There are situations where restoration is not the right answer and replacement is genuinely needed. Here is when that is the case.

  • Asbestos roofing - fibro cement or super six asbestos roofs cannot be restored and must be professionally removed and replaced
  • Structural batten failure - if the timber battens that tiles sit on have rotted through, the tiles need to come off and battens replaced before anything else can happen
  • Widespread tile failure - if more than 30 to 40 percent of tiles are cracked, broken, or structurally compromised, replacement of those sections becomes more cost effective than individual repairs
  • Sarking failure - if the waterproofing membrane under the tiles has deteriorated and the roof is leaking in multiple places, a full strip may be needed to access and replace it
  • Age beyond 40 to 50 years with no prior restoration - at some point a roof has simply reached the end of its serviceable life and replacement is the more sensible long-term investment
The most common mistake

We regularly see homeowners who have been quoted for full replacement on a roof that simply needed a proper restoration. The difference in cost is tens of thousands of dollars. Always get a second opinion before committing to a replacement, particularly from a contractor who also offers restoration as an option and can give you an honest assessment of which is appropriate.

Quick decision guide

Use this as a starting point. A proper assessment on site is always the most reliable way to determine which is right for your roof.

Restoration likely
Your roof is probably restorable if...

Tiles are intact but faded or surface cracked. Ridge caps are loose but tile bed is okay. Roof has had one previous restoration. Minor leaks in one or two spots. Colorbond with surface rust but no perforation.

Replacement likely
Replacement may be needed if...

Roof is asbestos or fibro cement. More than a third of tiles are broken. Leaking in multiple locations after rain. Battens visibly rotted or sagging. Roof is more than 50 years old with no maintenance history.

How to find out which one you need

The only reliable way to know for certain is to have someone who does both get on your roof and assess it honestly. We offer free on-site quotes across the Mornington Peninsula and Melbourne. We will tell you straight whether restoration is the right call or whether you genuinely need more work done, and we will not recommend replacement if restoration will do the job.

You can also use our instant estimate calculator to get an indicative restoration price for your roof size in under 60 seconds, which at least gives you a cost comparison starting point before committing to anything.