If you run a resort, restaurant or café in Ao Nang or on Ko Lanta, you want a roof that looks good in guests' photos. What actually costs you money is rust that spreads fast in the salt air, leaks that drip onto guests' tables, and roof sheets lifting in monsoon storms. Commercial buildings by the sea need more thought about materials, rust protection and sheet fixings than an ordinary house inland.
When Rong surveys a property, he looks at how far it is from the beach and whether it faces the sea wind, what the existing structure is (steel, timber or concrete), whether old roofing has to come off or this is new work, and how materials will get in, which on the islands usually means by boat. Just as important: when you are open, which areas can be closed off, and which have to stay open throughout.
The mistakes we see most: choosing materials from a photo without checking how they cope with salt air; starting in the high season, so noise and dust upset guests; and starting too late and running into the rains.
Timing is the big one for Krabi businesses. Most owners avoid the busy high season, and roof work in the middle of the monsoon keeps stopping for rain and wind, with boat transport to the islands less reliable. Many choose the end of the high season or the start of the low season, and book in with us well ahead.
Commercial premises and larger roofs may need a permit and an engineer's sign-off, so check with the local municipality (thesaban) or OrBorTor before work starts. To begin, send wide photos of the building, the existing roof or frame, the access route, and the dates the business is quiet, on LINE.
- Jobs start from
- 10,000 THB
- Team experience
- 30+ years
- Site survey
- Free
- Steel grade
- Your choice
Designs and options
Bungalow and guest room roofs
New roofs, or replacing sheets and frames on existing ones, one building at a time so the rest of the resort stays open. The order of work is planned so neighbouring rooms are disturbed as little as possible. For tall pitched or Thai-style roofs, Rong checks the existing frame first to see how much needs replacing.
Restaurant and café seating areas
A roof so customers can sit out in both sun and rain. Heat under the roof, rain noise, gutters that keep water off the tables and light for photos all need thinking about. Some owners mix in translucent panels so the area doesn't feel dark.
Shopfront awnings and covered walkways
Awnings to keep sun and rain off a shopfront, or covered walkways linking buildings within a resort. Quicker than a large roof, but if it projects over a public walkway, check with the local authority first.
Salas and exposed steel structures
Seating spots or photo points by the sea. Exposed steel has to have clean welds and a tidy paint finish because guests see it up close, and rust on an exposed frame is far more obvious than on one hidden above a ceiling.
Replacing rusted roofs and frames
Stripping out corroded sheets or framework and rebuilding. First we assess which parts are still sound and which must go. If rust has eaten well into the main frame, Rong will tell you straight that repair isn't worth it.
Materials: the honest pros and cons
Metal roof sheeting with a coastal-grade anti-rust coating
Near the sea: depends on specPros
- Lightweight and covers large areas
- Available in many colours to match your look
Worth knowing
- Cut edges, screw holes and swarf from drilling are where rust starts
- Hot and loud in rain without insulation
On a beachfront, every bit of drilling swarf must be cleaned off the sheets. Ask about the screws and screw caps too: these small parts rust before the sheet does.
uPVC or other non-rusting roof sheets
Good near the seaPros
- The sheet itself cannot rust
- Quieter in rain than metal, good over guest rooms and seating
Worth knowing
- Costs more than metal sheeting
- Purlins must be spaced to the maker's specification or the sheets sag
Well suited to buildings by the sea, but the steel frame and fixings underneath still need rust protection.
Translucent polycarbonate
Good near the seaPros
- Lets light through so seating areas aren't dark
- Won't rust and is lightweight
Worth knowing
- Hotter than a solid roof
- Can cloud or yellow over time and needs regular cleaning
Better used in strips to bring in light than over the whole roof, especially above areas where customers sit in the afternoon.
Structural steel or hot-dip galvanised steel frames
Near the sea: depends on specPros
- Strong, with wide spans
- Can be repaired and extended later
Worth knowing
- By the sea it needs a better rust-protection system than inland
- Every weld and cut must be touched up
You can choose the steel type, size and rust-protection system. Rong explains the pros and cons first and writes your choice into the quotation.
How the price is worked out
Work starts from 10,000 THB, but there is no fixed price and we can't give a real figure in advance. It depends on the size and shape of the roof, the materials and rust protection you choose, any removal of old work, getting materials onto the site, restrictions on working hours around your business, and steel and material prices at the time, which change constantly. Rong does a free site survey first, then prices the job in a written, itemised quotation based on material prices at that time. Remote or boat-access locations such as Ko Lanta and Ko Phi Phi carry a travel fee, which is shown in the quotation before you agree to anything.
There is no fixed price. It depends on your site and on steel and material prices at the time. The site survey is free.
Included
- Site survey: distance from the sea, wind direction, existing structure and material access
- Planning the work sequence and which areas close, agreed with you
- Written, itemised quotation
- Steel framework with anti-rust primer and top coat
- Roofing in the agreed material
- Clearing offcuts and drilling swarf at the end of each stage
Not included
- Materials, if you choose a labour-only contract
- Removing the old roof or frame, unless listed in the quotation
- Ceilings, electrics, fans and plumbing
- Gutters and downpipes, unless listed in the quotation
- Permits or engineering drawings for commercial buildings (check with your local municipality or OrBorTor)
How a job with us runs
- 1
Send photos on LINE
Photos plus a location pin. Rong tells you early if the idea is realistic.
- 2
Free site survey
He checks the walls, the ground and where the rain will go — the things photos can’t show.
- 3
Written, itemised quote
Full contract (labour + materials) or labour-only. Nothing hidden in a lump sum.
- 4
30% deposit, then work starts
Only once you have agreed the design and price. Payment is by cash bill, no VAT invoice.
- 5
Walk-through before handover
We check every point with you. 1-year warranty under the conditions in the quote.
How long it takes
It depends on the size of the job, any removal work, getting materials in (especially on the islands) and the hours your business allows us to work. Roofing shouldn't be done in rain or strong wind, so if possible plan it for the low season before the monsoon sets in, and talk to us early to book a slot. Rong gives a timeline after the survey and it goes in the quote.
1-year warranty: what it covers
One year, under the site-specific conditions written into your quotation.
Covered
- Steel framework and roofing, where the fault is in our workmanship
- 1-year warranty under the site-specific conditions written in your quotation
Not covered
- Damage caused by equipment or signs added to the structure later
- Anything the quotation does not list as covered by the warranty
Roofing for Resorts, Shops & Cafés: questions we get asked
Can you work while the resort or café stays open?
Usually, if the work can be split into zones. Rong agrees with you which areas can close, when noisy work is acceptable and which guest paths need barriers. Cutting and welding, which make noise and sparks, are best done at quiet times or prefabricated off-site and brought in to install.
When is the best time of year to replace a roof in Ao Nang or Ko Lanta?
The high season is busy, and work disturbs guests. In the monsoon, rain and wind keep stopping roof work, and boat transport to the islands is less reliable. Many businesses start at the end of the high season or the beginning of the low season, and book with us well in advance.
We are right on the beach. What won't rust?
No steel-framed roof by the sea is maintenance-free. uPVC and polycarbonate sheets don't rust, and if you use metal sheeting, choose a coating suited to the coast. The steel frame, screws and welds matter just as much. Rinse off salt with fresh water from time to time and touch up any scratched paint.
Do you work on Ko Lanta and Ko Phi Phi? Does it cost more?
Yes, we work on the islands, but there is a travel fee because people, tools and materials go by boat. The fee is stated in the quotation before you agree. Send photos of the site and where a vehicle or boat can unload, and Rong will work out the logistics too.
Do I need a permit to re-roof a resort or shop?
It depends on the building type, the size of the work and the location; some coastal areas have extra rules. Check with the local municipality (thesaban) or OrBorTor, or the Krabi Provincial Public Works and Town Planning Office, before starting. If you lease the land or building, get clear agreement from the owner as well.
How do payment and deposits work? Can you issue a tax invoice?
We take a 30% deposit before work starts, and the balance is paid as set out in the quotation. We issue a cash bill, but we are not VAT-registered and cannot provide a tax invoice. If your business needs one for its accounts, please tell us before you commit so there are no surprises.
Read this before you build
Roof Extensions That Survive Krabi's Rainy SeasonHow to build a roof extension that copes with Krabi's rainy season: roof slope, gutter sizing, flashing against the old house and when to schedule work.
Roofing and Steel Work for Resorts, Bungalows and Cafés in KrabiRoofing and steel work for resorts, bungalows and cafés in Ao Nang and Ko Lanta: scheduling around guests, noise, access, ferry travel fees and receipts.
Labour-Only vs Full Contract for Home Projects in ThailandLabour-only or full contract for a home project in Thailand? Who buys materials, where the savings are real, the risks, and how we handle both options.
Related services
Metal Roofing & Re-roofingSteel roof frames and metal re-roofing for houses, with the existing structure checked before we recommend repair or replacement.
Awnings & Lean-to RoofsSteel-frame awnings and lean-to roofs over windows, doors and patios, built with the wall joint and drainage done properly.
Covered WalkwaysSteel-frame covered walkways between houses, carports, kitchens and resort buildings, with the joints at both ends done properly.
Farm Sheds & Machinery SheltersOpen-sided steel-frame sheds for tractors, fertiliser and palm or rubber yards, built for vehicle clearance, airflow and drainage.