Roof Replacement Cost in Malaysia: What to Expect in 2026

What Does a Full Roof Replacement Cost in Malaysia?

A full roof replacement is one of the largest maintenance expenses a Malaysian homeowner will face, but it is also one of the most important investments in protecting your property. Whether your roof has reached the end of its lifespan, suffered storm damage, or you are upgrading to a better material, understanding the true cost helps you budget properly and avoid surprises.

In 2026, a complete roof replacement in Malaysia typically costs between RM5,000 for a small single-storey home with basic metal roofing and upwards of RM50,000 for a large bungalow with premium clay tiles. The majority of double-storey terrace house owners — which represent the most common Malaysian housing type — can expect to spend between RM15,000 and RM35,000 for a complete re-roofing job.

This guide provides a detailed cost breakdown so you know exactly what to expect.

Cost Breakdown by Material Type

Concrete Tile Roof Replacement

Concrete tiles remain the most popular and affordable option for Malaysian homes:

Component	Cost Range
Concrete tiles (material)	RM4 - RM8 per sq ft
Timber battens and purlins	RM3 - RM5 per sq ft
Underlayment membrane	RM1 - RM2 per sq ft
Ridge and hip tiles	RM500 - RM1,500
Labour	RM4 - RM7 per sq ft
Total installed	RM12 - RM22 per sq ft

Typical project costs by house type:

• Single-storey terrace (800-1,000 sq ft roof): RM10,000 - RM18,000
• Double-storey terrace (1,200-1,500 sq ft roof): RM15,000 - RM28,000
• Semi-detached (1,500-2,000 sq ft roof): RM20,000 - RM35,000
• Bungalow (2,000-3,000 sq ft roof): RM25,000 - RM50,000

Clay Tile Roof Replacement

Clay tiles are the premium choice with a higher upfront cost but exceptional longevity:

Component	Cost Range
Clay tiles (material)	RM8 - RM15 per sq ft
Timber battens and purlins	RM3 - RM5 per sq ft
Underlayment membrane	RM1 - RM2 per sq ft
Ridge and hip tiles	RM800 - RM2,500
Labour	RM5 - RM9 per sq ft
Total installed	RM17 - RM31 per sq ft

Typical project costs by house type:

• Single-storey terrace: RM14,000 - RM25,000
• Double-storey terrace: RM22,000 - RM40,000
• Semi-detached: RM28,000 - RM50,000
• Bungalow: RM35,000 - RM75,000+

Metal Roof Replacement

Metal roofing offers lighter weight and faster installation, with costs varying significantly by profile:

Component	Cost Range
Metal sheets (zincalume/colorbond)	RM6 - RM12 per sq ft
Steel purlins or timber	RM3 - RM6 per sq ft
Insulation (recommended)	RM2 - RM6 per sq ft
Flashings and trims	RM500 - RM2,000
Labour	RM3 - RM6 per sq ft
Total installed	RM14 - RM30 per sq ft

Typical project costs by house type:

• Single-storey terrace: RM11,000 - RM24,000
• Double-storey terrace: RM18,000 - RM36,000
• Semi-detached: RM22,000 - RM45,000
• Bungalow: RM30,000 - RM60,000+

Additional Costs You Need to Budget For

The material and labour costs above cover the roof itself, but several additional expenses are commonly part of a full replacement project:

Scaffolding (RM1,500 - RM5,000)

Most roof replacement projects require scaffolding for safe access, especially on multi-storey buildings. Scaffolding rental is usually charged by the week, and a typical terrace house replacement takes 5-10 working days. Budget RM1,500 to RM3,000 for a terrace house and up to RM5,000 for larger properties.

Old Roof Removal and Disposal (RM1,000 - RM3,000)

The existing roof covering, damaged timber, and debris must be removed and disposed of. Costs depend on the volume of material and the distance to the disposal site. Some contractors include this in their overall quote, while others charge it separately — always ask.

Timber Repair or Replacement (RM2,000 - RM10,000+)

In many roof replacements, particularly on older homes, some of the existing timber structure (rafters, purlins, battens) will be found to be damaged by termites, rot, or age. This is often not fully apparent until the old tiles are removed and the timber is exposed.

It is wise to budget an additional 15-20% above the quoted roof replacement cost as a contingency for timber work. Your contractor should discuss the timber condition with you once the old roof is removed, before proceeding with the new installation.

Gutter and Downpipe Replacement (RM800 - RM3,000)

If your existing gutters and downpipes are old or damaged, replacing them at the same time as the roof makes practical sense — the roofers are already on-site with scaffolding, saving you a separate mobilisation cost later. PVC gutters cost RM800-RM1,500, while aluminium or stainless steel gutters cost RM1,500-RM3,000.

Ceiling and Interior Repair (RM500 - RM5,000)

If your old roof has been leaking, there may be water-damaged ceiling boards, stained plaster, or mould-affected areas that need repair or replacement. While not strictly part of the roof replacement, it makes sense to address these issues while the work is happening.

Factors That Affect Your Total Cost

Roof Size and Complexity

Roof area is measured in square feet and is the primary cost driver. However, complexity matters too — a simple gable roof (two slopes meeting at a ridge) is cheaper to build than a hip roof (four slopes) or a roof with multiple valleys, dormers, and changes in level. Each additional detail adds labour time and materials.

Roof Pitch (Steepness)

Steeper roofs require more safety equipment, take longer to work on, and use more material per square foot of floor area covered. A roof with a 45-degree pitch will cost 15-25% more to replace than the same floor area covered by a 25-degree pitch roof.

Access and Location

Urban areas, particularly Kuala Lumpur, Penang, and Johor Bahru, tend to have higher labour rates than rural towns. Additionally, homes on hillsides, in narrow lanes, or with limited vehicle access for material delivery will incur additional logistical costs.

Time of Year

Roof replacement during monsoon season (October to March) carries higher risk of rain delays, which extends the project timeline and can increase costs. The dry months (February to April, July to September) are the optimal time for roof replacement in Malaysia. Contractors may also offer better rates during their quieter periods.

Payment Tips and Protecting Yourself

Typical Payment Structure

Most roofing contractors in Malaysia use a milestone-based payment structure:

1. Deposit: 10-20% upon signing the contract
2. Progress payment 1: 30-40% when old roof is removed and timber work completed
3. Progress payment 2: 20-30% when new roof covering is installed
4. Final payment: 10-20% upon completion and your final inspection

Avoid contractors who demand more than 30% upfront or full payment before starting work. A reputable contractor has enough working capital to purchase materials and begin work with a reasonable deposit.

What Your Contract Should Include

• Detailed itemised quotation listing all materials, quantities, and labour
• Project timeline with start and expected completion dates
• Warranty terms for both materials and workmanship (minimum 5 years for workmanship)
• Provisions for timber repair — how additional timber work will be quoted and approved
• Clean-up responsibilities and waste disposal
• Insurance coverage for workers and property damage

Get Multiple Quotes

Always obtain at least three quotes from different contractors. Be wary of quotes that are significantly lower than others — the cheapest quote often means cheaper materials, less experienced workers, or hidden costs that will appear later. Compare quotes on a like-for-like basis, ensuring each contractor is quoting the same material grade and scope of work.

The Long-Term Perspective

A roof replacement is a significant expense, but consider the long-term value. A quality roof installed properly protects your home for 20 to 50 years depending on the material chosen. Divided over its lifespan, even a RM30,000 roof replacement works out to RM1,000-RM1,500 per year — a modest price for the protection it provides to your entire home and everything inside it. Invest in quality materials and experienced installation, and your new roof will serve you well for decades.