You’ve got three quotes on your kitchen table. One says $18,000. Another says $26,000. The third is $31,500. Same suburb. Same house. Same “full replacement.”
Something doesn’t add up -and it’s not that two of them are being dishonest. The issue is that a re-roofing project isn’t one job. It’s twenty separate decisions, and every roofing team approaches them differently. This guide breaks down exactly what drives the final figure -so you can compare quotes properly before picking up the phone.
The gap between the cheapest and most expensive quote isn’t always about profit margins. Two local experts can inspect the same property, scope it differently, and both be pricing fairly. Without knowing what to look for, it’s almost impossible to tell them apart.
Replacement or restoration – know the difference first
Before you price anything, make sure you’re comparing the right thing.
Restoration means cleaning, repainting, resealing, and spot-repairing the existing structure. Same framing, refreshed surface. It makes sense if your installation is under 15-20 years old and structurally sound.
Full replacement means complete demolition down to the frame, then a new roofing system installed from scratch. It’s the only viable path once the existing structure is worn out, damaged, or showing serious problems.
The expensive mistake many Adelaide homeowners make: paying for a restoration on a 28-year-old structure, then replacing it four years later anyway. You don’t save money -you spend it twice.
Not sure which one you need? Read our guide on roof restoration vs sealing
What’s actually included in a replacement quote
This is where the $13,000 price gaps come from. Different roofing teams include different things.
| Item | Usually included? | Watch out for |
| Demolition of existing structure | Usually yes | Confirm in writing |
| New sheets / tiles | Yes | Depends on material chosen |
| Battens / roof framework | Not always | Often a separate line item |
| Sarking / underlay | Not always | Big impact on price and comfort |
| Flashing and capping | Usually yes | — |
| Waste removal | Not always | Ask before signing |
| Scaffolding | If needed | Two-storey homes, steep pitches |
| Asbestos removal | Rarely included | Homes pre-1987 -always ask |
Two quotes that look identical on paper can differ by $10,000+ if one includes sarking and one doesn’t. That’s not dishonesty -it’s two different scopes of work.
What actually drives the price
Property size
Your roofing surface area isn’t the same as your floor area. Pitch multiplies everything. A 150m2 home with a steep installation can have 200-220m2 of actual surface -and that difference shows up directly in material quantities and labour time.
Material choice
The three main options in Adelaide:
| Material | Lifespan | Weight | Best for |
| Colorbond steel | 40-70+ years | Light | Most Adelaide homes |
| Concrete tile | 20-40 years | Heavy | Older structures |
| Terracotta | 50+ years | Very heavy | Heritage homes |
Colorbond is the dominant choice in SA -manufactured locally by BlueScope and engineered for Australian conditions. It’s not always the cheapest option upfront, but it tends to be the most cost-effective over time. For most Adelaide homes, a Colorbond roof replacement is the most practical long-term investment.
What does it actually cost?
Based on independent Australian pricing guides, a full roof replacement in Adelaide typically ranges from $13,800-$36,800 for Colorbond steel and $15,000-$35,000 for tiled installations on a standard home (150-200m2). The final figure depends on your property size, pitch, material choice, and site conditions.Source: WhatTheDamage.com.au, BarossaRoofWohttps://whatsthedamage.com.au/rks – independent market data, Feb-Mar 2026. Not a Kompaq Roofing quote.
Pitch and complexity
Steeper than 35 degrees? Labour costs rise significantly. More time on site, stricter safety requirements, often mandatory scaffolding. Properties in the Adelaide Hills or with complex geometry should factor this in early.
Structural condition
Up to 20-30% of installations uncover problems once the old structure comes off -rotten battens, termite damage, cracked framing timbers. The roofing team will flag this possibility upfront; the final scope may shift once they see what’s underneath.
This is particularly common in Adelaide’s older suburbs -Unley, Norwood, Prospect and similar areas built in the 1960s-1980s often have timber framing that’s absorbed decades of heat and moisture. Before any re-roofing work begins, a thorough inspection of the ceiling space will identify soft spots, sagging battens, or signs of past water ingress.
Site access
Narrow driveways, overhanging trees, a second storey -all of these affect staging and labour time. Mention any access constraints when requesting quotes so the pricing reflects your actual property.
Asbestos
Properties built before approximately 1987-1990 may contain asbestos-based materials in the old roofing sheets or eaves. Removal requires a licensed specialist and is treated as a separate scope. If your home is from that era, raise it before the quoting process begins.
Green flags and red flags in a roofing quote
| GREEN FLAGS | RED FLAGS |
| ✓ Itemised written quote – you can see exactly what you’re paying for ✓ The roofing team physically inspected the structure before quoting ✓ Clear warranty terms – workmanship and materials stated separately ✓ SA builder’s licence number included (verifiable via CBS ) | ✗ Quote given over the phone without a site visit ✗ No mention of waste removal or disposal ✗ “Sign today or the price goes up” ✗ No written warranty provided |
When to start with an inspection, not a quote
If your installation is relatively new (under 15 years) and you’re only seeing minor issues, a full replacement may not be necessary yet. A professional inspection gives you an accurate picture of the structure’s condition -and a clear recommendation on whether repair, restoration, or full replacement is the right next step.
Committing to a full re-roofing project before it’s needed is also money wasted.
How long does the re-roofing process take to plan?
Before the first sheet comes off, there’s a planning phase that many homeowners overlook. Getting two or three quotes from local experts typically takes 1-2 weeks. Material lead times for Colorbond steel in specific colours can add another week. Council notifications, where required, need to be lodged in advance.
For most Adelaide homeowners, the realistic timeline from deciding to proceed to having a completed installation is 4-8 weeks. If the structure has active leaks in the meantime, temporary waterproofing can protect the property while the re-roofing process moves forward.
Frequently asked questions
| Do I need council approval to replace my roof in Adelaide? |
| Generally no, if you’re replacing like-for-like (same material, same pitch). Exceptions apply in heritage zones or if you’re changing the roofline. Check with your local council, or ask your roofing team -they’ll know. |
| How long does a full replacement take? |
| A standard Adelaide property: 3-5 working days. Jobs involving structural repairs or complex geometry can run 1-2 weeks. |
| Can I stay in my house during the work? |
| Yes, in most cases. Confirm with your roofing team depending on the specific scope. |
| What is sarking and do I need it? |
| Sarking is a reflective membrane installed under the surface material. In Adelaide’s summer heat, it makes a real difference to indoor temperature and the longevity of the installation. It’s not always included in a base quote -ask specifically. |
| What’s the difference between re-roofing and a roof replacement? |
| They refer to the same process – complete removal of the existing structure and installation of a new system. Re-roofing is the trade term; roof replacement is what most homeowners search for. Either way, it’s full demolition down to the frame, not an overlay. |
| How do I verify a contractor is licensed in SA? |
| Check the CBS (Consumer and Business Services) licence register at cbs.sa.gov.au. Any legitimate roofing team will have their licence number available on request. |
Thinking about your roof? Let’s take a look.
Whether it’s a full replacement, a re-roof or you’re just not sure what your roof needs, the Kompaq Roofing team can take a look and give you straight, no-pressure advice. We don’t patch over problems, we solve them.
Get a free quoteAlso read: Colorbond vs roof tiles – which is right for your home?