What a good quote looks like
A roof replacement quote is the document you will rely on if anything goes wrong, so it should be written, specific and itemised. It should tell you what comes off, what goes on, how it is fixed and what is not included. A quote that gives one total price with a vague line like "supply and install new roof" makes it almost impossible to compare contractors or resolve a dispute later.
This page explains what to look for and how to compare quotes fairly. For the factors that push the price up or down, and indicative figures, see how much a roof replacement costs in Brisbane.
Why the quote should follow an inspection
A reliable quote starts with someone actually looking at the roof. Measuring from aerial imagery can give a rough idea of area, but it cannot show sagging battens, rusted fixings, termite damage at the eaves or a ceiling stained by an old leak. A contractor who climbs into the roof space, walks the gutters and checks the flashings around chimneys and vent pipes will produce a quote with fewer surprises.
The house type matters too. A highset Queenslander needs different access and edge protection from a lowset brick home, a steep tiled roof takes longer to strip than a low-pitch metal one, and a two-storey project home on a tight block may need scaffolding along a boundary. If you have a roof inspection checklist of your own concerns, hand it to each contractor so every quote responds to the same issues.
The items a Brisbane quote should cover
Every house is different, but a complete quote for a Brisbane re-roof normally addresses the following:
- Removal and disposal of the existing roof, including asbestos handling if relevant
- Roofing material, with product, profile, colour and grade (for example Colorbond in a coastal-rated grade for bayside homes)
- Battens, including whether existing ones are reused, re-fixed or replaced
- Sarking or insulation blanket under the sheets
- Ridge capping, flashings, valleys and barge details
- Penetrations such as vent pipes, skylights and whirlybirds
- Gutters, downpipes and fascia, if they are part of the job
- Tie-down work to suit the site's wind classification
- Scaffolding or edge protection, and site protection
- Approvals and certification, or a clear note saying who handles them
- Cleanup and waste removal
- Payment stages and the deposit
If something on that list is missing, it may be included silently, or it may be an extra later. Ask.
Provisional sums and allowances
Some parts of a re-roof cannot be priced exactly until the old roof is off. The most common in Brisbane is timber. Older Queenslanders and post-war homes often have battens or rafter ends damaged by decades of leaks, humidity or termites, and nobody can see the full extent from the ceiling space.
Contractors deal with this in two ways:
- Provisional sum. A set amount is included as an estimate, and the final figure is adjusted up or down to match the work actually done.
- Allowance with rate. The quote includes a stated quantity, such as a number of metres of batten, and a rate for anything beyond it.
Both are reasonable. What matters is that the method is written down, so you are not negotiating on the day the sheets come off. Ask each contractor how they would handle rotten battens and how you will be told before extra work proceeds.
Reading the exclusions
Exclusions are where quotes quietly differ. Common ones include:
- Asbestos testing and removal
- Electrical work for solar, roof ventilators or antennas
- Gutter and downpipe replacement
- Structural repairs beyond a small allowance
- Approval, certifier or engineering fees
- Repairs to ceilings or internal finishes affected by past leaks
An exclusion is not a problem in itself. It just means you need to arrange and pay for that item separately, so it belongs in your comparison.
How to compare three quotes
The easiest method is a simple side-by-side table. List every item from the checklist above down one side and each contractor across the top. Mark each cell as included, excluded or unclear.
| Item | Quote A | Quote B | Quote C |
|---|---|---|---|
| Asbestos removal | Included | Excluded | Included |
| Sarking | Included | Included | Unclear |
| New gutters | Excluded | Included | Included |
| Rotten batten method | Provisional sum | Rate per metre | Not stated |
| Approvals | Owner | Contractor | Contractor |
Once the gaps are visible, ask the contractors to fill the unclear cells in writing. Only then compare totals. Very often the lowest quote turns out to be missing the most items, and the highest quote includes work the others have excluded.
Warning signs in a quote
Be cautious if a quote has no licence number or business details, asks for a large payment before work starts, gives only a verbal price, or uses phrases like "as required" without explaining how extra work will be charged. A quote that is far below the others deserves a careful second look to see what has been left out.
Questions to ask before accepting
- What manufacturer warranty applies to the materials, and what workmanship terms are in the contract?
- Who will be on site, and who is the contact during the job?
- What happens if a summer storm arrives with the roof partly stripped?
- Is the price fixed, and for how long?
- How are variations approved?
Answers that come back promptly and in writing are a good sign. Check each contractor against our guide to choosing the right roofing contractor in Brisbane before you sign.
Getting quotes through us
We arrange for the contractors we work with to inspect your roof and provide itemised written quotes. We ask them to hold the licences and insurance the job needs, so ask to see them before work starts. If you are weighing whether you need a full replacement at all, read roof restoration vs roof replacement in Brisbane, and if timing your budget is the issue, see how to finance your roof replacement in Brisbane.
General information for Brisbane homeowners, written for planning, not a substitute for someone inspecting your roof. Rules and products change; confirm details with Brisbane City Council, the QBCC or the agency named before acting.