Replacing a tiled roof with metal in Perth: cost, permits and what to ask
In May 2024 a Perth homeowner asked r/perth what it would cost to swap the tiles on a single-storey 3x2 for a corrugated metal roof. They had guessed $10,000 to $20,000. The replies came back at $30,000 to $60,000, and one person who had collected real quotes said theirs ran from $55,000 to $80,000.4 The owner wrote that the plan was "going down the gurgler pretty fast".
Part of that gap is work you can't see from the street: the frame, the tie-downs, the permit. This page covers those, so the first quote you get makes sense.
The short version
- The only real price is a written quote after someone has been on your roof. Size, pitch, hips and valleys, and the state of the timber under the tiles all move the number.
- Expect tie-downs to be part of the job. Metal is far lighter than tile, so the frame usually needs upgraded tie-downs to stop the roof lifting.1
- You will likely need a building permit, and permit work over $20,000 has to be done by a registered builder.1
- Near the beach, the steel grade matters. 100 to 200 metres from breaking surf, the manufacturer points to COLORBOND® Ultra steel.2
- Pay no more than a 6.5% deposit on work over $7,500.1
What Perth owners reported paying
These are anonymous comments from one 2024 Reddit thread, not a price guide.4 Prices have moved since. They are here because there is no independent, current Perth price list for this job, and a rough range beats a guess of $10,000.
| What was reported | Roof | When |
|---|---|---|
| One commenter's guess: $30,000 to $60,000 | Single-storey 3x2 with double garage, roughly 250 to 300 m² of roof | May 2024 |
| Another commenter's estimate: $35,000 to $45,000 | The same house | May 2024 |
| One owner's real quotes: about $35,000, then $55,000 to $80,000 two years later | Size not given | About 2022, then 2024 |
| $5,000, including new insulation and battens | A 32 m² section of a roof | May 2024 |
The last row works out at $5,000 ÷ 32 m², about $156 a square metre. Multiply that by 250 m² and you get about $39,000, which sits inside the other estimates. That is a straight sum, not a quote: a small section and a whole house are priced differently.
Another commenter put it plainly: the shape and the peaks of your roof drive the cost. A simple hip roof and a roof with six valleys and a second storey are different jobs.
What goes into a tile to metal re-roof
Every roofer scopes it a little differently, so use this as a checklist when you compare quotes. If a line is missing from a quote, ask whether it is included.
- Tiles off and taken away. Concrete tiles are heavy. Ask whether removal and disposal are in the price.
- Frame check and straightening. Roof timbers sag over time. Building and Energy WA suggests the written quote says whether straightening the roof members is included.1
- New battens and tie-downs to suit a lighter roof (more on this below).
- A blanket or sarking under the sheets. One Perth owner's tip: it cuts rain noise on a metal roof and adds insulation.4
- The sheets, flashings and ridge capping.
- Gutters and downpipes. Often replaced at the same time. Building and Energy WA says to have someone check that gutters, downpipes and drainage can carry the water away.1
- Solar panels off and back on. Disconnecting and reconnecting a system is electrical work, and in WA all electrical work has to be done by a licensed electrician.3 Ask who arranges that and whether it is in the price.
Tie-downs: the part you can't see
A tiled roof is held down partly by its own weight. Take the tiles off and put on metal, and the roof is far lighter, so the wind can lift it. Building and Energy WA says it knows of several roofs that lifted off or collapsed after the roof cover was changed, where no permit was in place and the roof was not tied down properly.1
The same factsheet warns about one common fix. Open-hook J-bolts are often used for extra tie-down in a re-roof, but their hooks tend to straighten at much less uplift than they are meant to resist. They may need to go on every rafter where there is no other tie-down or the old one has degraded.1 Ask each roofer exactly what tie-down they will fit, and who signs it off.
Permits and the registered builder rule
- When the new roof covering is a different weight or shape from the old one, a building permit will likely be required.1
- It is an offence to start that re-roofing work before the permit is granted.1
- Building work over $20,000 that needs a permit must be done by a registered builder, or you need owner-builder approval.1
- The permit authority is generally your local government.1 For most of the suburbs we cover that is the City of Joondalup. Part of Woodvale is in the City of Wanneroo (see Woodvale).
- Anyone can apply for the permit, but the builder named on it is responsible for the work meeting building standards.1
This is general information, not legal advice. If you are unsure, ring your council's building team before any work starts.
Living near the beach
Salt air is hard on steel. Lysaght, a BlueScope brand, says standard COLORBOND® steel suits near-marine sites 201 to 400 metres from breaking surf. For severe coastal sites, 100 to 200 metres from breaking surf, it points to COLORBOND® Ultra steel.2
That matters most for the streets nearest the water in Sorrento and Hillarys. If you are that close, or closer, ask the roofer which product the manufacturer recommends for your exact distance and what it means for the warranty.
Questions to ask every roofer
- Who applies for the building permit, and which registered builder is named on it?
- What tie-downs are you fitting, and is there an engineer's or builder's sign-off?
- Is straightening the frame included, or priced only if needed?
- Are new battens, a blanket or sarking, and new gutters and downpipes in the price?
- Who disconnects and reconnects the solar, and is that in the price?
- Which steel grade suits my distance from the beach?
- Can I see your insurance certificate? (Building and Energy WA suggests checking insurance and impartial reviews.)1
- What is the deposit? Over $7,500 it can be no more than 6.5%.1
Is metal better than tiles?
This site doesn't sell either, so here is the straight version. A metal roof is lighter, and the owner who started that thread said that in their experience metal cools down faster than their black tiles in summer. The case against is mostly cost, and rain noise, which a blanket under the sheets reduces.4
If your tiles are sound and you mainly want the roof to look better, a restoration may be the right job instead, at a much lower price. A good roofer will tell you that on the visit. If one doesn't, get a second opinion.
Frequently asked questions
Can I replace my tiled roof with COLORBOND® steel?
Usually, yes. The frame has to be checked, the roof tied down for the lighter cladding, and a building permit is likely.1
How much does it cost in Perth?
Owners in one 2024 thread reported $30,000 to $60,000 for a single-storey 3x2, and one owner's quotes reached $80,000.4 Your quote depends on your roof, so treat those as a rough range.
Do I need a building permit?
Likely, when the new covering is a different weight or shape. Starting before it is granted is an offence.1
What happens to my solar panels?
They come off and go back on. The electrical side must be done by a licensed electrician.3
How much deposit can a roofer ask for?
No more than 6.5% on work over $7,500.1
Sources
- Building and Energy (WA Government), Changing your roof cover? Things you need to know (factsheet). Checked 10 Nov 2026.
- Lysaght (BlueScope), When to choose COLORBOND® Ultra steel. Checked 10 Nov 2026.
- WA Government, Having electrical work done. Checked 10 Nov 2026.
- r/perth, Replacing a tile roof with a corrugated metal roof: how much in Perth? (thread and replies, May 2024). Anonymous comments, not verified. Checked 10 Nov 2026.