Cost guide · Updated 2026-10-05

Roof Replacement Cost for a Terrace House: A Worked 20 x 70 Example

Replacing the roof on a 20 x 70 ft double-storey terrace in Malaysia costs roughly RM12,600 to RM21,000 with concrete tiles, RM19,600 to RM30,800 with PU-foam metal deck, or RM25,900 to RM35,000 with stone-coated tiles, based on a 1,400 sq ft roof and excluding truss work. Exact price follows a free inspection.

The house in this example

We are using the most common landed home in Malaysia: an intermediate double-storey terrace on a 20 x 70 ft lot, the kind found in tamans from Puchong and Cheras to Skudai and Bukit Mertajam. It has a concrete tile roof on timber trusses, a front car porch slab, and front and back gutters.

Your numbers will be different. Use this as a way to understand how a quote is built, then get the exact price after a free inspection.

Step 1: Work out the roof area

Roofs are priced on roof surface area, not land size or built-up area. A 20 x 70 lot does not have a 1,400 sq ft footprint; the building usually covers about 20 x 55 ft once you remove the front porch and back yard. The sloped roof surface is larger than its flat footprint, and eaves add more.

On a typical 20 x 70 double-storey terrace, the main pitched roof comes to roughly 1,400 sq ft. That is the figure we use below. Our technician measures your actual roof during the inspection.

Item	Typical figure
Lot size	20 x 70 ft
Building footprint under main roof	About 20 x 55 ft
Sloped roof surface incl. eaves	About 1,400 sq ft
Front car porch slab	About 20 x 18 ft = 360 sq ft
Front and back gutters	About 40 ft

Step 2: Price the main roof

Here is the main roof at 2026 indicative rates, excluding truss work.

Option	Rate per sq ft	1,400 sq ft	Warranty
Concrete tiles, like-for-like	RM9 - RM15	RM12,600 - RM21,000	Quoted
PU-foam metal deck	RM14 - RM22	RM19,600 - RM30,800	10 years
Stone-coated interlocking tiles	RM18.50 - RM25	RM25,900 - RM35,000	20 years

Step 3: Adjust for pitch

Many terraces have a moderate pitch. If yours is steeper than 30 degrees, add about 15% for wastage and the extra safety set-up.

Concrete tiles: RM12,600 - RM21,000 becomes about RM14,490 - RM24,150
PU-foam metal deck: RM19,600 - RM30,800 becomes about RM22,540 - RM35,420
Stone-coated tiles: RM25,900 - RM35,000 becomes about RM29,785 - RM40,250

Step 4: Add the items around the roof

Once scaffolding is up and the roof is open, it is usually cheaper overall to deal with these at the same time.

Add-on	Rate	This house
Gutter replacement (stainless steel / aluminium)	RM35 - RM90 per ft	40 ft = RM1,400 - RM3,600
Car porch slab waterproofing	RM7 - RM9 per sq ft	360 sq ft = RM2,520 - RM3,240
Turbine ventilators	2 pcs about RM3,400	About RM3,400
Timber truss repair	Quoted after inspection	Depends on termite or rot damage

Step 5: Sample totals

Three realistic packages for the same house, at moderate pitch, before any truss work:

Package	What is included	Indicative total
Basic	Concrete tiles like-for-like only	RM12,600 - RM21,000
Comfort	PU-foam metal deck + new gutters + 2 turbines	RM24,400 - RM37,800
Long-life	Stone-coated tiles + new gutters + porch waterproofing	RM29,820 - RM41,840

The truss: the one cost nobody can guess

On older terraces with timber trusses, termite damage is common and almost always hidden. It shows up once the tiles are off, or earlier as sagging ridge lines and cracked ceiling cornices. Any roof truss strengthening or replacement is quoted separately after a structural check. Lighter roofing like metal deck reduces the load on an old truss, which is worth considering. See our guide to roof truss termite damage signs.

Do you really need a full replacement?

Not always. If the tiles are sound and only a few areas leak, a roof leak repair at RM350 to RM1,800 may be enough. If the roof is watertight but hot, a heat-reflective coating at about RM6 per sq ft (about RM8,400 for 1,400 sq ft) may be all you need. Full replacement makes sense when tiles are brittle across the roof, leaks keep moving, or the truss needs work anyway.

Get the exact figure for your terrace

These are indicative 2026 ranges. The exact price is confirmed after the free inspection, once our technician measures your roof, checks the pitch, access and truss. Inspection and quotation are free in our coverage areas.

Read more about roof replacement and PU foam metal deck roof options, or book a free inspection.

Roof Replacement — Roof replacement in Malaysia: stone-coated tiles RM18.50-RM25/sq ft (20-yr warranty) or PU metal deck RM14-RM22/sq ft. Free inspection and…

Frequently asked questions

How much does it cost to replace a terrace house roof in Malaysia?

For a 20 x 70 double-storey terrace with about 1,400 sq ft of roof, expect roughly RM12,600 to RM21,000 for concrete tiles, RM19,600 to RM30,800 for PU-foam metal deck and RM25,900 to RM35,000 for stone-coated tiles, excluding truss work. Steep pitches add about 15%.

How do I calculate my roof area?

Roof area is the sloped surface, not your land size. A 20 x 70 terrace typically has a building footprint of about 20 x 55 ft under the main roof, which becomes roughly 1,400 sq ft of roof surface once slope and eaves are included. Our technician measures it during the free inspection.

Does roof replacement include gutters?

Not by default. Gutters are a separate item at RM35 to RM90 per ft for stainless steel or aluminium. A 20 ft terrace usually has about 40 ft of front and back gutter, roughly RM1,400 to RM3,600. Replacing them during the re-roof saves a second round of scaffolding.

Do I need my neighbour's permission to replace my terrace roof?

You are replacing your own roof, but the party wall flashing joins your neighbours' roofs, and scaffolding may need access over their porch. It is good practice to inform both neighbours beforehand. Check your residents' association guidelines on roof appearance too.

Can I replace only half of my terrace roof?

Yes, if only one section is failing, such as the rear slope. The junction between new and old roofing must be flashed properly, or it becomes a new leak point. Our technician will tell you whether a partial job is sensible or a waste of money after inspecting the whole roof.

Is roof replacement covered by warranty?

Yes. PU-foam metal deck carries a 10-year warranty and stone-coated interlocking tiles carry 20 years. Warranty for like-for-like concrete tile replacement is quoted depending on the scope. Details are written into your quotation.

Roofing guides

Comparison

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