Roof replacement is one of the most significant maintenance costs homeowners will face. It can feel like an overwhelming decision. Do you fix a leaky roof or finance a brand new one?
An older home with a 150 square metre roof that needs a new one, could see a new roof priced well in excess of $20,000 to $50,000 depending on the materials. Sometimes the bill for patching the leaks can end up being a fraction of the cost.
You might save money with some quick fix patches, but a patchy roof can devalue an entire home come sale time, so it’s a hard decision to make.
When it comes to the cost of a roof replacement, having the right information and working with a certified professional can help you make an informed decision and budget accordingly.
If you think you might need to replace your roof, here is everything you need to know.
Do I Need A New Roof?
Roofs are one of those things that we just don’t notice until they start to cost us money.
Depending on the material and structure used in your roof, your home’s roof could last you between 30 and 50 years, depending on the climate and maintenance, before it needs to be replaced.
If your roof is showing visible signs of wear or tear, or the houses around you that were built in a similar year are replacing their roofs, you could need a new one.
The cost to repair a roof vs the price of a new roof can be significant so before you fork out the big bucks, run through this roof replacement checklist first.
Signs that your roof may need to be replaced:
1. The age of your roof – if it’s 40 years or older.
2. Ponding of water on the roof.
3. Large blankets of lichen, moss or mould build up.
4. Rust on iron or steel roofs.
5. Concrete or clay tiles that are visibly cracking or look brittle.
6. The roof is constantly needing repairs and new leaks keep showing up.
7. The neighbours who have a home built at a time similar to yours are replacing theirs.
8. Lots of leaks and repairs. If you are repairing frequent roof leaks, but more keep showing up.
If any of these signs are showing up, you may need to replace your roof.
We recommend getting a professional assessment before you make a decision.
Endeavour has been proudly looking after New Zealand roofs since 2009 and offers a comprehensive 11-point roof inspection service.
So before you jump ahead, get our team around to have a look and give you the right information so you don’t end up with a lemon or an expensive adventure.
Find out more about our roof inspection service.
6 Factors Impacting Roof Replacement Costs
The burning question – how much is this all going to cost me? Well, there are a few key things to consider. Here are some that’ll have the biggest impact on the overall cost.
1. The Size of Your Roof
The size of your roof is going to be the biggest denominator on the final bill. Determining the size of your roof is the first step.
You can get a good average size estimate by using Google Earth to measure your roof using the Google Maps measuring tool. Here’s how to do that.
- Go to Google Earth, click on Launch Earth and enter your address to open an aerial view of your home
- Measure your roof using the Google Maps measuring tool
- Provide the information to your contractor to get a ballpark estimate.*
*Ballpark estimate $100-$150 per square metre – updated August 2024
To get the most accurate information, measurements, and details you will need for this project, contact us and get a full report on the condition of your roof and our recommendations.
Our highly skilled team at Endeavour offers free no-obligation quotes for all your roofing requirements. Including, but not limited to:
- Long Run Iron Roofing
- Concrete tile conversions
- Decramastic tile conversions and replacements
- Membrane waterproofing
- Specialised custom welded flashings
- Asbestos testing and removal (licensed)
- All building work associated with roofing.
No job is too big or small.
2. Types of Roofing Materials
Different types of roofing materials have different costs.
Here are the most common roofing materials used on New Zealand homes.
Flashings, Hips, and Ridges, customised specialised aluminium flashings
The overall design of your roof can also add extra weight to the final bill. The number of flashings, hips, ridges and internal guttering will directly impact the roofing costs.
Bends and Gables
Every bend, gable and internal gutter costs more in waterproofing with flashings. The more obstructions such as roof-to-cladding junctions and chimneys there are, will also increase the roof cost.
Membrane Roofing
Membrane roofing is a popular choice for flat and low-pitch roofs for its superior waterproofing qualities. Your budget, the climate and desired roof features will all be factored in when selecting the right option for your roof.
There are a few types of membranes available.
- Butyl rubber waterproofing membrane
- Bitumen Torch-on Membranes
- Below Ground Peel & Stick tanking membrane
- Viking PVC Vinyl Dec-king Membrane
- Vikings Butylclad, Epiclad, Torch-on Systems & TPO Enviroclad Membranes.
3. Building works
If your roof replacement or repair project requires building work, we have Licensed Building Practitioners (LBP ) Builders on our in-house team to assist with any building work required on your roof.
4. Your Site Access
Things like driveway access to your property and space for landing materials are additional considerations for your roofing quote.
- Is your driveway big enough for a delivery truck to get in and out of?
- Is there enough space without obstacles for a Hiab truck and crane to get access to your roof?
It is not only floor space and site access, things like overhead wires, trees and weight restrictions of your current roof are all things that can add to a roof change price.
5. If Asbestos is present
If asbestos is present, it will need to be removed by an accredited contractor as it is an extremely hazardous material. There are strict regulations and health and safety laws in New Zealand that must be adhered to for all asbestos testing and removal.
Here is all the detailed and up-to-date information you need to know about WorkSafe NZ regulations on asbestos.
Accredited Contractor information for asbestos testing and removal can be found on the New Zealand Demolition and Asbestos Association (NZDAA) website.
Our team is always on hand to provide you with the best information and the right advice, so if you suspect you are dealing with asbestos and are not sure what to do next, contact us and we’ll come around to provide an assessment and next steps plan.
6. Your Geographical Location
If you are located in a big urban area you will find a wide range of contractor options to choose from.
You can shop around and compare workmanship and roofing price quotes to get the best contractor for the job.
Versus being in a smaller rural location, where your local options might be significantly limited and more expensive.
How Much Will It Cost to Replace My Roof?
If your wallet is already wincing at the thought of what a new roof might cost, let’s start at the beginning so you can make an informed decision to estimate your roof replacement costs.
Getting some base information and costs together before you approach a contractor will enable you to have a knowledgeable discussion and reduce your chances of ending up with a lemon.
How to work out a roof replacement cost estimate
- Measure your roof. Use Google Earth to get an estimated measure of the area of your roof using the Google Maps measuring tool.
- Add in the roof pitch. Here is a useful roof pitch calculator to get you started. Once you have your roof size estimate, add the percentage of your roof pitch to the total area. We use the following calculation:
- Measure: Identify the vertical rise (height) and horizontal run (distance) of your roof.
- Calculate: Divide the rise by the run. (For example, 2m rise / 4m run = 0.5)
- Convert to percentage: Multiply the result by 100. (0.5 x 100 = 50%)
- This gives you the roof pitch percentage.
- Note: Roof pitch can also be expressed as a ratio (e.g., 6:12) or in degrees
- Add in the material costs. Multiply the output number (square metres) with $100-$150 per metre to get a good estimate.
Now you should end up with a good estimate of what a new roof might cost.
Note: This estimate will exclude variables such as asbestos testing and removal, as well as the removal of any rotting purlins, fascia, barges or timberwork.
We can manage your roofing requirements quickly, efficiently and with the utmost care. We also have an after hours service available. We’ve been doing this since 2009 and know our stuff.
Reliable Contractors for Roof Replacement Quotes
It’s critical to find a company with demonstrated experience with roof replacements.
Roofing as a service is hugely diverse, and there are just as many companies out there that are specialist experts as there are cowboys who don’t know what they are doing.
Here’s what to look for:
- Credibility. Check if they are a member of RANZ, The Roofing Association of New Zealand (RANZ)
- Be wary of lowball quotes. In our experience, cheap almost always ends up being the most expensive. So especially when it comes to your roof, don’t just go for the cheapest price. New Zealand has way too many horror stories of contractors running away with deposits and worse
- Check them out. Go through their Google reviews, and social media channels, see how they engage with questions and complaints online, and read their NoCowboys reviews. Community-driven reviews are one of the best indicators of reliability.
See what our customers say about us on Google and NoCowboys.
Comparing Roofing Quotes
So now that you have gathered a few quotes for your roof repair or replacement, how do you know what to look for or how to choose the best contractor for the job?
Remember, the lowest price isn’t always the best option.
When comparing roofing quotes, check for:
Specifications
Ensure that details like thickness (.40 or .55) are specified in the quote.
Inclusions and exclusions
- Does the quote mention scaffolding, is it included in the price, or are they just going to whip it on later?
- Asbestos testing – is this outlined with a dollar number? Clarity is what it is all about and it shows that they have thought through all the details.
- Does your quote include any details about purlin or timber work, cladding to roofing junctions?
- What about Public liability? Does your quote outline the process or cost involved in managing the process of assisting with Council paperwork like ROWs, PS3s etc.?
Accreditation
Check that the quote confirms the contractor’s credentials such as if they are a Licensed Building Practitioners (LBP ) Builder or Roofer.
If you have received a few quotes and are feeling overwhelmed or unsure of what to do next, give us a call, let’s walk you through your options and make sure your plan is the best one.
Should you Pay for a Roof Inspection First?
Replacing or repairing your roof is a massive undertaking, there is so much to consider and chances are this is the first time you are ever doing it.
Mistakes with roof replacements are not just bumps in the road, they can end up being very stressful not to mention costly.
So we highly recommend getting a roof inspection carried out by an expert team.
The Endeavour team will come out to inspect your roof and provide you with an inspection condition report for the very reasonable fee of $120-$250 + GST.
So the only question is really, can you afford not to?
We work with homeowners, Property Managers and construction professionals throughout the wider Auckland region.
We offer after-hours services too, so there is no need for you to handle this headache on your own – let us give you the right information before you start.
Find out more about our roof inspection service.
Auckland Roof Replacements
At Endeavour, we have completed numerous roof replacement projects across the region since 2009.
Check out some of our work.
Property Manager : Decramastic tile roof replacement - Long Run Iron Re-Roof
Endeavour worked with a Property Manager to remove a 185 square metre decramastic tile roof and replace it with a long run iron roof. The client was relieved to not have the additional hassle of project management or coordinating directly with a builder for the conversion, as our team took care of everything. The project cost $22,000 and took 2 weeks to complete. The client was super stoked that the maintenance will be much easier to manage with the new roof.
Central Auckland Home owner : Metal Roof and Gutter Replacement
A retired homeowner in Central Auckland chose Endeavour to guide her through the task of replacing an existing 100-square-metre roof. The old roof was a 40 year old corrugated metal roof that we replaced with a new metal roof, complete with brand new gutters and downpipes. Our team got stuck in and assisted our client with the loan application paperwork and process as she didn’t have any family to assist her. We made the experience as stress free as possible and were able to complete the full installation in just one week, at the total cost of $18,000.
Birkenhead Metal Roof Replacement
A property manager opted for a metal roof for a 200-square-metre commercial building. The total cost was $40,000, including the removal of the old roof, installation of high-quality insulation, and new metal panels. The project took three weeks to complete, and the customer appreciated the detailed quote and transparent pricing. They also reported significant savings on energy bills due to the improved insulation and reflective properties of the metal roof.
North Shore Membrane Replacement
A client with a 150 sqm flat, leaky roof on the North Shore required a new roof replacement, along with new cladding and internal gutters. The project took two and a half weeks to complete and cost a total of $39,000. This upgrade has not only enhanced the property’s value but also comes with an extended warranty on the membrane.
Commercial and Residential Roof Needs
Endeavour has been looking after the roofs of the Auckland region since 2009 and we know first hand how stressful the patch or replace dilemma can be. So we want to help you through the process and get you the best information so you can make an informed, cost effective decision.
Investing in the regular maintenance of your roof can extend the life of your roof, not only keeping it look good but also not letting the spouting, flashing, and gutters deteriorate.
Come and talk to us and we’ll get down to your property so we can give you the right advice. We’ll provide you with a detailed and transparent quote and solution that meets your budget and your needs – you’ll know what to expect every step of the way.
So get in touch and let our experienced team guide you through the process.
Schedule a consultation with Endeavour today.