One question tops our inbox more than any other.
“How much will it cost to fix my roof leak?”
The honest answer depends on several specific variables.
Since starting this journey in 2013, we have seen repair costs in the Klang Valley range from RM200 for minor silicone sealing to RM5,000+ for major structural waterproofing.
A standard terrace house repair often lands somewhere in the middle.
This 2026 guide breaks down the current market rates, material costs, and labor fees so you know exactly what to expect.
Quick Cost Overview (2026 Market Rates)
Budgeting for repairs requires accurate data.
The table below reflects current average pricing for professional roofing services in Kuala Lumpur and Selangor.
| Type of Repair | Typical Cost Range (RM) | Unit / Scope |
|---|---|---|
| Minor Seal/Patch | RM250 - RM550 | Per visit (small area) |
| Tile Replacement | RM350 - RM900 | up to 10 tiles |
| Ridge Capping Re-cementing | RM18 - RM28 | Per foot run |
| PU Grouting (Injection) | RM100 - RM180 | Per injection point |
| Torch-on Membrane | RM28 - RM45 | Per sq ft (RC Flat Roof) |
| Metal Roof Screw Sealing | RM600 - RM1,200 | Per roof section |
| Valley Gutter Replacement | RM1,200 - RM2,500 | Includes metal fabrication |
Note: These prices include labor and standard materials. Extensive scaffolding or safety equipment for high-rise properties will add to the total.
Factors That Affect Your Quote
1. The Specific Repair Method Required
A simple tube of industrial sealant is cheap.
Structural repairs are not.
We find that many homeowners confuse “patching” with “waterproofing.”
Patching a crack in a concrete roof might cost RM300.
However, installing a new Sika or Pentens waterproofing system across a balcony floor involves hacking, priming, and applying multiple coats.
That process drives costs higher due to the sheer volume of labor and material involved.
2. Accessibility and Height
Getting materials to the roof is half the battle.
A single-storey terrace house in Petaling Jaya is easy to access.
Repairs here are generally cheaper because we can use simple ladders.
Double-storey bungalows or commercial shop lots often require scaffolding or skylifts.
Renting scaffolding in the Klang Valley typically costs between RM350 to RM600 per week, depending on the height and quantity needed.
Safety regulations in Malaysia are stricter now, meaning reputable contractors will not risk their workers on high slopes without proper harness systems.
3. Roof Type and Material
Your roof covering dictates the repair complexity.
- Clay/Concrete Tiles (Monier): These are common and generally affordable to fix. A few broken tiles usually cost under RM500 to swap out if spare tiles are available.
- Metal Decking (Zinc/Aluminium): Leaks here often occur at screw holes or overlaps. Resealing an entire metal roof section is labor-intensive, often costing RM1,500+ for a thorough job.
- Flat RC Roofs: These require specialized chemical waterproofing. We often use torch-on membranes or PU (Polyurethane) liquid applied coatings, which are priced by the square foot.
4. The “Hidden” Damage
A leak is often just the symptom.
The real cost comes from what the water has damaged underneath.
We frequently uncover rotted wooden trusses or waterlogged insulation batting during inspections.
Replacing a 4x2 timber truss can add RM150 to RM300 per foot to the bill.
Ignoring this structural damage now only guarantees a ceiling collapse later.
5. Labor Rates in Klang Valley
Skilled labor is at a premium in 2026.
General handymen might charge less, often around RM80-RM100 per day, but they lack specialized roofing diagnostic tools.
Specialized roofing technicians typically command higher rates because they carry liability insurance and offer warranties.
You are paying for their ability to find the leak’s origin, not just their time on the ladder.
Specific Repair Scenarios and Pricing
Scenario 1: The Leaking Concrete Flat Roof (Porch/Balcony)
The Issue: Water seeping through hairline cracks in the concrete slab. The Fix: Polyurethane (PU) Injection Grouting. Estimated Cost: RM800 - RM1,500 (depending on the number of injection points). High-pressure injection forces chemical resin into the crack, sealing it from the inside out.
Scenario 2: The Ridge Cap Failure
The Issue: The cement holding the top ridge tiles has cracked (very common in Malaysia). The Fix: Remove old cement, re-align tiles, and apply new weather-resistant mortar plus a waterproofing sealer. Estimated Cost: RM1,800 - RM3,200 for a standard terrace house. This is a preventative maintenance measure that usually secures the roof for another 10 years.
Scenario 3: Rusted Metal Valley Gutter
The Issue: The metal channel where two roof slopes meet is rusted through. The Fix: Removing roof tiles around the valley, installing a new galvanized or stainless steel tray, and reinstating tiles. Estimated Cost: RM1,400 - RM2,200. Stainless steel options cost about 30% more but last significantly longer in our tropical climate.
What Must Be in Your Repair Quote
Never accept a verbal price.
A professional quotation protects both you and the contractor.
We ensure every document includes the following details:
- Diagnosis: Clear photos or descriptions of the failure point.
- Material Specs: Specific brands (e.g., “Apply 2 coats of Pentens T-200”).
- Waste Disposal: Debris removal fees (DBKL or local council bins cost money).
- Warranty Terms: Is it 6 months or 5 years? Does it cover labor and materials?
- Timeline: Start date and estimated duration.
Be cautious of “lump sum” quotes that do not itemize these elements.
They allow contractors to swap in cheaper materials without you knowing.
How to Get the Best Value
Avoid the “Patch-It” Trap
Quick patches on old roofs are often money wasted.
If your roof is over 25 years old and leaking in three places, a spot repair costing RM1,000 is a temporary bandage.
Investing RM8,000 in a re-roofing or full coating system might actually be cheaper per year over the next decade.
Verify the Warranty
A warranty is only as good as the company behind it.
Many “fly-by-night” contractors offer 10-year warranties but change their phone numbers a year later.
We recommend checking if the contractor has a valid SSM registration and a physical office address.
Schedule Inspections Before the Monsoon
Prices and wait times spike during the rainy seasons (typically April-May and Oct-Dec).
Contractors are overwhelmed with emergency calls during these months.
Booking an inspection during dry spells often results in better rates and faster service.
Red Flags in Quotes
Watch out for these warning signs:
- The “Drive-By” Quote: Providing a price without climbing up to see the roof.
- Cash-Only Demands: Refusing bank transfers or official receipts.
- Vague Material Names: Using terms like “standard waterproofing” instead of naming the product.
- Pressure Tactics: Claiming the “special price” is only valid for today.
Why Free Inspections Matter
Diagnosis is the most critical step in any roof leak repair.
At Roofing Man, we prioritize on-site analysis before discussing money.
This ensures:
- Root Cause Identification: We find the source, not just the stain.
- Fixed Pricing: No surprise “add-ons” halfway through the job.
- Honest Options: We tell you if a repair is enough or if replacement is necessary.
You only pay if you decide to proceed with the solution we propose.
Get Your Free Quote
Ready to fix that leak for good?
Contact us today to schedule a detailed roof assessment.
You will get a clear, itemized quote and the peace of mind that comes from working with verified experts.