Re-roof or restore: which suits an old tile roof?

Many Brisbane homes built from the 1960s to the 1990s have concrete tile roofs that are now 30 to 60 years old. When they start to show their age, owners usually hear two options: restore the tile roof, or replace it. Here is what each involves and how to choose.

What a restoration involves

A roof restoration works with the roof you already have. It usually includes:

• Cleaning the tiles to remove dirt, moss and lichen
• Replacing broken or cracked tiles
• Re-bedding and re-pointing the ridge and hip capping
• Coating the tiles with a sealer and paint

A restoration can make an old roof look much better and fix problems such as cracked ridge bedding. The tiles, battens and frame underneath stay as they are.

What a replacement involves

A replacement takes the old roof off and puts a new one on. On most of the tile roofs we replace, the job is:

1. Remove the old tiles and take them away
2. Check the battens and frame underneath, and fix or replace what needs it
3. Install a new Colorbond roof with new flashings, ridges and valleys

Going from tile to Colorbond also takes a lot of weight off the frame, because metal sheeting is much lighter than concrete tiles.

When a restoration can make sense

A restoration is worth considering when:

• The tiles are still solid and not porous or crumbling
• The problems are limited, such as ridge bedding or a few broken tiles
• The battens and frame are in good condition
• You want to improve the look of the roof for a few years, for example before selling

When a replacement usually makes more sense

A replacement is usually the better long-term choice when:

• The tiles are porous or crumbling. A coating sits on the surface, but the tile underneath keeps wearing.
• Leaks keep appearing in different places. That points to a roof wearing out across the board.
• The battens or frame need work. A restoration does not usually look under the tiles.
• The roof has been patched many times. The cost of repeated repairs adds up.
• You plan to stay long term. A new roof is a fresh start rather than extra years on an old one.

Questions to ask

Whichever way you lean, ask:

• What condition are the tiles, battens and frame in, and how do you know?
• What exactly is included, item by item?
• What is the written warranty on the work, and on any coating or materials?
• If I restore now, how long before the roof is likely to need replacing anyway?

An honest roofer will tell you when a roof still has life left in it, even if that means a smaller job.

Weigh it up with a proper inspection

You cannot judge the tiles, battens and frame from the ground. At the free inspection Ethan looks at the roof and explains what he sees. You then get a written quote that sets out the scope and price. Our cost guide explains what goes into the price of a new roof.