Flat metal roofs are an economical and aesthetic choice for…
A roof that starts to show signs of wear, discolouration, algae, or mould has already lost its appeal. Such a roof brings down the value of the whole house. Most importantly, the roof could stop serving its protective purpose.
To keep your roof in top condition while avoiding the excruciating costs associated with roof replacement, you may want to consider roof restoration as a more budget-friendly solution.
The exact budget you’ll need depends on multiple factors; understanding them will help you make a rough estimate.
What is a Roof Restoration?
When you notice there are issues with your roof, they need to be addressed immediately. Here are three main ways to take care of your roof:
- Roof repair
- Roof restoration
- Roof replacement
Roof repair can be performed to fix any minor issues that appear. These could include a leak or misplaced and broken tiles. The repair is usually applied to a small section of the roof while the rest of the surface is left untouched.
A roof replacement, on the other hand, is the most expensive option and is performed when the roofing surface is beyond simple repair. In most cases, re-roofing is applied due to the age of the roof, severe leaks, sags, or temperature control failure.
For anything in between a partial repair and a complete replacement, a roof restoration is a suitable solution. It is usually applied to the whole roof surface when the damage is not severe.
The process of restoring a roof includes cleaning the surface, repairing the issues found, and painting or sealing the roof. The exact methods to deal with the issues depend on the type of roofing material and the nature of the damage.
For an average Australian home, the baseline cost of restoring a roof could be $2500. To get a better idea, we are now going to take a detailed look at the different factors that form the final restoration price.
How Much Does it Cost To Clean and Seal a Roof?
Before initiating any repair work, the roof must be thoroughly cleaned. The cost depends less on the roof material and more on the condition of the surface and the size of the roof.
While many homeowners might have a pressure-cleaning machine at home, cleaning the roof by yourself might not be the best idea. Here are just a couple of good reasons for this:
- By performing the deep cleaning required to prepare the roof, you risk flooding your home. Professional roofers know how to operate the machines at the right angle to avoid such complications.
- Domestic pressure-cleaning machines put out about 1,000 to 1,500 psi, which may not be enough. Professional machines, on the other hand, put out 3,000 to 3,500 psi.
In some cases, the roof may need to be repointed after the cleaning. This means re-bedding gable cement and ridge capping. The price could vary significantly depending on the amount of work to be done and the size of the roof.
Once the roof is clean and there is no more roof repairs to be done, it is ready to be resealed. Resealing the roof is usually optional but it provides an additional protection and it is highly recommended to extend the longevity of the roof.
Sealing can be done by applying roof paint or special roof coating. The costs can be set per square metre or per hour although some companies might have a fixed price for this.
The precise amount depends on the roof type, the application difficulty, and the materials used.
Factors That Affect Roof Restoration Cost
Now that we’ve covered the basics, it’s time to review the actual factors that affect the roof restoration costs.
Size of the Roof
The most obvious factor to come to mind is undoubtedly the size of the roof that needs to be repaired.
Then the material of the roof. We highly recommend getting the entire roof looked at and repaired if needed if you have experts coming to patch a small problem, as it saves you time and money in the long run!
With so many alternatives on the market, it may be tempting to choose a more affordable solution for one or several of the products that would be needed for the restoration, especially if you are on a tight budget. Still, saving on materials early on could later come at a price.
Working with quality products is just as important as choosing a skilled and experienced contractor to execute the project. If you want to maximise the benefits of restoring your roof, you shouldn’t compromise with either of the two.
High-quality materials usually come with a long product warranty. For example, a quality roof sealant with 10 years of product warranty means that, when applied properly, you won’t have to think about resealing your roof for at least 10 more years. At the same time, with a cheaper low-quality sealant you risk that it starts peeling when exposed to the elements.
As a result, in the second case you may have saved on materials at first, but engaging in another restoration project will come at a significantly higher price compared to using a quality product the first time around.
Besides, high-quality products offer additional benefits, such as better adhesion and coverage, thermal insulation, rust resistance, and more.
When you go to a roofing contractor to discuss the restoration of your roof, among the first questions they will ask you is, “What is the roof material of the house?” This is because every roof type is different.
In other words, when considering a roof restoration, the approach, time, materials, and costs will depend greatly on the type of roofing material on your home.
Terracotta roofs are beautiful and long-lasting. They are proven to last for decades, even in areas with a severe marine influence. But, they still need their share of maintenance to protect your home.
A roof restoration on terracotta roofs is usually performed when:
- Several signs of damage are noticed, including cracked or broken tiles
- Mould has started to build over the tiles
- The tile’s glazing has started to peel or looks worn out
During the restoration process, many terracotta roofs also need to be completely or resealed, especially when the old coating is peeling, flaking, or the tiles have started to look porous.
Restoring terracotta roofs is a rather expensive endeavour. To estimate a ballpark cost, you would need to take into account the severity of the issues that need to be fixed, if you aren’t aware of what’s involved in repairing it, then finding a cost is simply not possible, hence why we recommend calling a professional and get them to give you an estimate cost, alternatively you get a quote online.
Still, to get a more precise quote you would need to arrange a roof inspection to estimate the level of wear and the type of damage, some companies give you free estimates.
As you probably know, concrete is a very simple compound. Made only of water, sand, and cement, it is both practical and durable. With regular and proper maintenance, concrete roofs could serve their purpose for about two decades.
The issues you could expect to encounter are very similar to terracotta roofs, including cracked or broken tiles and the build-up of dirt, mould, and algae. Concrete also tends to get porous, so keeping the sealant in top condition is important for keeping dirt and water out of the tiles.
Most commonly, restoring a concrete roof includes deep cleaning of the roofing surface, replacing any damaged tiles, fixing other issues that were found, repainting, and/or resealing the roof.
Compared to terracotta, concrete tiles are in general less expensive to maintain and restore.
Because of their energy efficiency and relatively simple maintenance, metal roofs are becoming more and more popular throughout Australia and just an ideal choice all around when it comes to maintenance as well.
The process of restoring a metal roof is naturally different compared to tiles. After the roof is thoroughly cleaned, the metal sheets need to be secured. With Colorbond roofs this could mean replacing rusted nails, screws, and washers.
If you are thinking of getting a tile to tin conversion – Colorbond comes in different colours, see available colours here.
Any traces of rust or corrosion must then be removed. Leaving any signs of rust would lead to further oxidation and damage to the metal sheets. The restoration could involve either patching some spots or replacing the whole metal sheet.
Finally, a roofing sealant needs to be applied to protect the metal sheets. It could include a rust-proofing primer for better adhesion and two coats of a roofing membrane. The type of membrane depends on the type of metal used for the roof.
Extent of the Restoration
The other great factor after the type of roof is the extent of the restoration that needs to be performed. After all, it is not the same when your paint is flaking or the roof is leaking.
In some cases, the restoration could fix more serious issues, like roof valleys that may need to be replaced. In older and heritage homes, roof trusses might also have sagged and eaves can require replacement.
So, while a straightforward restoration usually includes cleaning and repainting or recoating the roof, there are often several repairs or replacements to be done as part of the project.
Keep in mind that some issues can be noticed after the project has started, usually after the roof has been pressure cleaned. Such issues are not included in the initial quote and call for extra expenses that need to be negotiated on the go.
If you’re considering investing in a roof restoration project, you are probably wondering how long it would last and whether it is worth doing a roof replacement. To answer shortly, a professionally executed roof restoration job is expected to last a minimum of 10 years. Still, it depends on the materials involved in the restoration and the skills of the roofers who performed it.
You could hire a handyman who drives around Melbourne with a cheap pressure washer and spray gun and perform a “get in, get out” job and is never to be seen again. You will probably have to pay significantly less for the job. Unfortunately, it is likely that in that case you will have to compromise on the quality and most likely spend more money a few years or less soon after that.
Alternatively, you could hire a reputable Melbourne company with qualified roof plumbers who are backed by some of the best brands in the roofing industry. For their completed projects, reliable companies like Vivify Roofing offer a 10-year warranty on both workmanship and materials.
When choosing a Melbourne roof restoration company to work with, be sure to pay special attention to whether any warranties apply after the project is completed, as well as what is and what is not included in the warranty coverage.
Failing to offer a warranty on workmanship or offering a very short term warranty (just a couple years, for example) is a serious red flag for the quality of work you could expect.
Pitch and Accessibility
The pitch and accessibility to the roof also affect the price you’ll need to pay. Steeper and more complex roofs are harder to work on and would naturally cost more to restore.
In the Melbourne area, the height of the roof is also important. When the roof is over 2 metres high, guard rails need to be installed before performing any kind of roofing job.
Fall Prevention Devices. Include Roof Safety Mesh, Guard Railing, Scaffolding or Elevating Work Platforms – Safe Work Australia
Any additional safety equipment that needs to be used or installed could lead to extra costs. Such expenses, however, should be negotiated at the very beginning and should be included in the initial quote the parties have agreed on.
Is a Roof Restoration Worth It?
Although not as pricey as re-roofing, a roof restoration job could still cut pretty deep into the family budget. We understand it’s only natural to start asking yourself if it’s really worth it.
Today, both tiled and metal roofs are advertised to last for decades. While the maintenance they normally need is minimal, in areas with harsh weather environment like Australia a regular roof inspection is highly recommended.
During the inspection, the roofing specialist can notice minor issues on the roof. Fixing them promptly can prevent the damage from spreading and thus reduce the costs. On the other hand, failing to address the issues on time could lead to severe damages that may require re-roofing.
To sum it up, a roof restoration is not worth the investment when:
- The damages are located on isolated spots where a regular repair can be performed.
- The coating of the roof is intact and there are no severe damages to be fixed.
- There are severe damages like sags and heavy leaks.
- The roof has lost its thermal insulation properties.
On the other hand, when the issues are not severe and they are spread over the majority of the surface, a roof restoration is the most cost-efficient solution. By performing a roof restoration you get to:
- Repair any small and medium damages on the roof.
- Prolong the life expectancy of the roof.
- Improve the aesthetics of your home.
- Increase the resale value of the house.
The Best Way To Calculate Your Roof Restoration Costs
As you can see, there is no simple answer to the question of how much the roof restoration would cost you. All the items we’ve mentioned can impact the price of roof restoration.
The only way to know how much your roof is going to cost you is to get a personal quote for your home. To get a more accurate estimate, try to describe your roof and its current condition in as many details as possible. Some important information you’ll need to mention includes:
- Roof size
- Number of storeys
- Roof type (pitched, flat, etc.)
- Roofing material (terracotta, metal, concrete)
- Roof frame type (timber or steel)
Alternatively, you could also ask for an on-site inspection on the roof to evaluate the current condition of the roof and the repairs that need to be performed.
Note that you could get quotes from several roof restoration companies and compare the conditions they are offering. When choosing a contractor to work with, be sure to also check whether they have the experience needed to do the job by asking to see examples of their previous work.
If you’re looking for an established and reliable roof restoration company in the Melbourne area, contact Vivify Roofing today for all your roofing needs!