Full Roof Replacement Cost in Malaysia: What to Expect (2026)
Roof replacement is a major investment, and understanding costs helps you budget appropriately and recognize fair pricing. Here’s what to expect in Malaysia.
Cost Range Overview
From our experience managing projects across the Klang Valley in 2025 and 2026, prices have shifted significantly due to material costs. We see most homeowners surprised by the difference between a simple “re-roofing” and a full structural replacement.
For a typical single-story terrace house (approximately 1,000 to 1,500 sq ft roof area), the current market rates generally fall into three tiers:
- Budget option (Concrete tiles): RM18,000 - RM28,000
- Mid-range (Premium concrete or basic clay): RM28,000 - RM45,000
- Premium (High-end clay tiles or premium metal): RM45,000 - RM65,000+
Larger homes, complex designs with multiple ridges, and premium materials will naturally increase these figures.
Cost by Material
We always advise clients to look beyond just the aesthetic appeal of a material. You must consider the lifespan and the weight load your current timber structure can handle.
| Material | Cost per sq ft (Supply & Install) | Est. Cost (1,000 sq ft roof) | Popular Brands in Malaysia |
|---|---|---|---|
| Concrete Tiles | RM12 - RM28 | RM12,000 - RM28,000 | Monier, Lama, Butterfly |
| Clay Tiles | RM18 - RM45 | RM18,000 - RM45,000 | GCI, Monier (Clay), Terreal |
| Metal Roofing | RM14 - RM38 | RM14,000 - RM38,000 | Thung Hing, Colorcoil, KHP |
| Asphalt Shingles | RM6 - RM12 | RM6,000 - RM12,000 | GAF, Tegola |
Includes removal of old material, new material supply, and installation labor.
Important Material Insights
Concrete Tiles: These are the standard for most Malaysian terrace homes because they are durable and cost-effective. They do tend to fade over 10-15 years compared to clay.
Clay Tiles: Clay offers superior color retention and heat insulation. We often recommend these for homeowners who plan to stay in the property for decades, as the color is baked in and does not peel.
Metal Roofing: Modern metal decks (PU Foam type) are excellent for reducing leak risks on low-pitch roofs. The noise factor is largely a myth if you use proper insulation and quality foam-backed sheets.
What’s Included in Replacement Cost
A transparent quote should list every stage of the process. We break down exactly where your money goes during a full replacement.
Removal and Disposal
- Manual labor: Stripping old tiles requires significant manpower.
- RORO Bin Rental: Disposal in the Klang Valley typically costs RM200 to RM400 per bin depending on size (2ft or 4ft).
- Safety Chutes: Debris must be lowered safely to avoid damaging your porch tiles or car.
Inspection & Timber Repairs
- Truss Assessment: Once the tiles are off, the timber framework is exposed.
- Termite Damage: Finding termite infestation is common in houses older than 20 years.
- Structural Reinforcement: This is the biggest variable. Replacing a full timber truss system with new galvanized steel can add RM15,000 to RM25,000 to the project.
New Materials
- Underlayment: High-quality foil (like woven aluminium foil) is non-negotiable for heat reflection and leak protection.
- Roofing Material: The tiles or sheets themselves.
- Accessories: Ridge caps, flashing, and clips.
Installation & Logistics
- Skylift or Crane Service: Hoisting tiles by hand is slow and dangerous. Renting a skylift (approx. RM550 - RM600 per day) speeds up the job and reduces breakage.
- Labor: Skilled installers ensure proper alignment and water flow.
Factors That Affect Price
Roof Size and Pitch
Larger roofs naturally cost more in materials. Steep roofs (above 35 degrees) require extra safety scaffolding and slower labor, which increases the price.
Roof Complexity
A simple “A-shape” roof is the cheapest to replace. Costs rise with every additional feature:
- Valleys and Hips: These areas are prone to leaks and require special metal flashing.
- Penetrations: Vents, solar heaters, and skylights need custom flashing work.
- Dormers: These architectural features add significant labor time.
Structural Integrity
If your existing timber trusses are rotting or sagging, you cannot just put new tiles on top.
- Minor Repairs: Reinforcing a few rafters may cost RM1,500 - RM3,500.
- Major Overhaul: Replacing the entire supporting structure often costs as much as the roof covering itself.
Access Difficulty
Terrace houses in density-packed areas like PJ or Subang Jaya often have limited access.
- Manual Handling: If a skylift cannot reach your porch, materials must be hand-carried up ladders.
- Corner Lots vs Intermediate: Intermediate lots are harder to access and may require more protection for neighbors’ properties.
Additional Work
- Insulation: Adding rockwool or thick bubble foil (RM2 - RM5 per sq ft) drastically improves comfort.
- Gutter Replacement: Changing old PVC gutters to new metal powder-coated ones.
- Waterproofing: Concrete slab waterproofing for flat roof areas or water tanks.
Hidden Costs to Budget For
Local Authority Permits Renovations that change the facade or structure often technically require a permit from councils like DBKL or MBPJ. While minor repairs might fly under the radar, full structural replacements usually need approval. Fees can range from RM500 to RM2,000 including deposits.
Structural Surprises You never truly know the state of the timber until the old roof is removed. We recommend setting aside a contingency fund of 15-20% specifically for unexpected timber repairs.
Weather Delays Malaysia’s tropical rain can pause work instantly. Extended timelines mean longer rental periods for scaffolding and bins.
Getting Fair Pricing
- Request Detailed Breakdowns: Never accept a lump sum “RM30,000” quote. You need to see the price for “Labor,” “Materials,” and “Disposal” separately.
- Verify Material Specs: Ensure the quote specifies the brand and thickness (e.g., “0.47mm TCT metal” vs “0.35mm”).
- Check Truss Specs: If replacing wood with steel, ask for “BlueScope” or equivalent certified galvanized steel, not just painted black iron which rusts quickly.
- Warranty Clarity: Distinguish between “product warranty” (from the manufacturer) and “workmanship warranty” (from the contractor).
Questions to Ask
- Do you use a skylift for materials, or is that an extra charge?
- Is the disposal bin (RORO) included in this price?
- What is the rate per foot if we need to replace damaged timber rafters?
- Does this quote include new flashing for the chimney/solar heater?
- How do you protect the house from rain while the roof is open?
Sample Quote Breakdown
For a 1,200 sq ft roof using standard concrete tiles in a Klang Valley terrace house:
| Item | Cost Estimate |
|---|---|
| Preliminaries (Mob, Demob, Safety) | RM1,500 |
| Removal & Disposal (Inc. 2 RORO Bins) | RM2,800 |
| New Underlayment (Woven Foil) | RM2,400 |
| Concrete Tiles (Monier/Lama Standard) | RM11,500 |
| Metal Flashing & Valleys | RM1,800 |
| Installation Labor | RM7,500 |
| Skylift Rental (2 Days) | RM1,200 |
| Total | RM28,700 |
Sample only - actual quotes vary based on site conditions.
Financing Considerations
If paying the full amount upfront strains your cash flow:
- Credit Card Installments: Many reputable contractors now accept credit cards with 0% installment plans.
- Renovation Loans: Banks typically offer renovation financing with lower interest rates than personal loans.
- EPF Withdrawal: You may be eligible to withdraw from Account 2 for major home renovations that involve structural improvements.
Get Your Free Assessment
Contact us for a free inspection and detailed quote. We will assess your roof condition, explain your material options, and provide a transparent, itemized price for your reroofing project so you can make the right choice for your home.