Short answer: a roof restoration (wash, repair, seal and repaint) costs $3,500 to $7,000 in Brisbane and buys you 10–15 years. A full replacement runs $15,000 to $30,000+. Restoration is the right call far more often than people expect — but only if the structure underneath is sound. Here's how to tell which camp your roof is in.
What each option costs
| Work | Typical cost | Lifespan gained |
|---|---|---|
| Roof clean / pressure wash only | $600 – $1,200 | Cosmetic |
| Restoration — tile roof | $4,000 – $7,000 | 10 – 15 years |
| Restoration — metal / Colorbond | $3,500 – $6,000 | 10 – 15 years |
| Full replacement — metal | $15,000 – $25,000 | 30 – 50 years |
| Full replacement — tile | $20,000 – $30,000+ | 40 – 60 years |
What a restoration actually involves
It's not just paint. A proper restoration is four stages:
- High-pressure clean — strips off years of Brisbane moss, lichen and grime
- Repairs — replacing broken tiles, re-bedding and re-pointing ridge caps, fixing flashing
- Sealing — a primer/sealer coat that binds the surface and stops further breakdown
- Membrane coats — two coats of protective roof membrane, which is what actually extends the life
Done properly, the roof is genuinely protected again — not just prettier. Done badly (paint straight over dirty tiles), it looks fine for a year then peels.
Signs restoration will do the job
- Tiles are faded, chalky or covered in moss, but not crumbling
- A handful of cracked or slipped tiles — not dozens
- Ridge capping mortar is cracked or falling out
- No sagging in the roofline when you look along it from the street
- No active leaks, or a leak traced to one obvious spot
- Metal roof with surface rust but no holes through the sheet
Signs you need a replacement
- Visible sagging in the roofline — that's structural, and no coating fixes it
- Widespread tile breakage — if a large share of tiles are cracked, replacing them individually stops making financial sense
- Rust holes through metal sheeting, especially around fixings
- Multiple leaks in different areas — usually points to failed underlay across the whole roof
- Asbestos cement sheeting — common on pre-1990 Brisbane homes; this needs licensed removal, never a pressure wash
- Roof is past 40–50 years old and has never been restored
The Brisbane factor
Our climate is hard on roofs in a specific way: intense UV breaks down surface coatings, summer storms drive rain sideways under lifted tiles, and the humidity means moss and lichen take hold fast on the southern-facing pitch. That combination is why Brisbane roofs often look finished while still being structurally fine — and why restoration works so well here.
It also means timing matters. The best window for roof work is autumn through early spring, before storm season.
What about just cleaning it?
A pressure wash alone makes a dramatic visual difference for around $600–$1,200 — great before selling or if you just want the place looking sharp. But understand what it is: cleaning removes the growth, it doesn't restore the protective layer. If the tiles are already porous, cleaning without sealing can accelerate the problem.
How to decide
Get someone up there. Most of what matters — ridge capping, flashing, underlay, the condition of individual tiles — can't be judged from the ground or from a photo. We'll inspect it, tell you honestly which option your roof needs, and put it in writing with a full scope of work.
And if restoration is the answer, that's what we'll quote — we're not going to sell you a $25,000 roof you don't need.