Most people call us after noticing the same things: a roof line that dips and waves, brown water stains on the ceiling, creaking in strong wind, or little piles of wood dust and termite trails on the ceiling boards. Many older houses in Krabi have timber roof frames that have sat in humid air for decades. Houses near the sea with steel frames have a different problem: salt air rusts the steel until it is thin. This page is about fixing the roof frame on a house you already have, not building a new house.
When Rong comes out, he goes up and looks at the frame from both sides, from inside the ceiling space and from on top of the roof. He checks whether the rot or rust is in one area or spread across the whole roof, whether the rafters (the sloping members that run from ridge to eaves) and purlins (the battens the roof sheets or tiles fix to) are still straight, whether the beams and walls the roof sits on are sound, and whether your existing roof covering can go back on or should be replaced at the same time.
The honest answer depends on what he finds. If the damage is local, repairing or replacing a section is better value. If rot or rust has spread to many places, patching bit by bit never really ends, and stripping it off for a new steel frame is usually safer and cheaper in the long run. If the concrete beams or columns carrying the roof are cracked or have exposed reinforcement, that has to be dealt with first, and in some cases a structural engineer should look at it before we go any further.
Living abroad or can't be there? Send us on LINE a few photos of the damage inside the ceiling, a wide shot of the roof, and a location pin. You can write in English: our English-speaking admin passes the photos to Rong, who can give a first opinion before a visit is arranged. If you can’t be there, a friend, neighbour or property manager can let us in on the day.
- Jobs start from
- 10,000 THB
- Team experience
- 30+ years
- Site survey
- Free
- Steel grade
- Your choice
Designs and options
Local repair of damaged sections
We strengthen the damaged rafters and purlins with steel, or replace just the bad sections. Good when the damage is in one area and the rest of the frame is sound. It costs less and the whole roof does not come off. The catch: if the cause (termites, a leak) is not fixed, other parts will fail later.
Full replacement with a new steel frame
We strip the roof covering and old frame and build a new steel roof frame on the existing house structure. You get a straight, solid roof over the whole house. This is the right call when rot or rust has spread. You need a plan for your belongings and for rain while the roof is open.
New frame plus a new roof covering
A good moment to swap heavy old tiles for a lighter sheet, or for insulated metal sheet to cut heat and rain noise. If the covering changes, purlin spacing and frame shape are worked out for the new material, not copied from the old roof.
Inspection before you decide
For owners who are not sure yet, or who have just bought an older house. Rong goes up, shows you where the problems are, explains whether to repair or replace, and tells you what can wait and what should not. The survey is free and comes before any quotation.
Materials: the honest pros and cons
Structural steel frame (rafters, purlins, wall plates)
Near the sea: depends on specPros
- No rot and no termites
- Straight and spaced to suit the roof covering you choose
- Easy to inspect and strengthen later
Worth knowing
- Needs rust primer and a top coat everywhere, including every weld
- Near the sea, the rust-protection system matters a great deal
You choose the steel grade, sizes and rust-protection system. Rong explains the pros and cons of each before you decide, and your choice is written into the quotation.
Metal roof sheet, plain or with PU foam insulation
Near the sea: depends on specPros
- Far lighter than tiles, which takes load off an older house
- The insulated version cuts heat and rain noise
Worth knowing
- Plain sheet is hot and loud in heavy rain
- Cut edges and screw holes are where rust starts if the finishing is sloppy
If there are bedrooms under the roof or no ceiling, insulated sheet is worth the extra. Near the beach, pick a sheet with a good anti-corrosion coating.
Roof tiles
Good near the seaPros
- Cooler and quieter than metal
- Keeps the original look of the house
Worth knowing
- Heavy, so the steel frame has to carry more
- Battens must be spaced to suit the exact tile model
Tiles themselves do not rust. Sound old tiles can partly go back on, and Rong will sort them with you on site, but cracked tiles should not be reused.
How the price is worked out
Work starts from 10,000 THB, but there is no fixed price and we cannot give a real figure in advance. It depends on the roof size, the damage actually found once we are up there, repair versus full replacement, demolition and disposal, the roof covering you choose, and steel and material prices at the time, which change constantly. Sometimes stripping the roof reveals damage nobody could see before; if that happens, Rong tells you and agrees it with you before doing any extra work. Rong does a free site survey first, then gives you a written, itemised quotation based on material prices at that time. Remote or boat-access locations such as Ko Lanta or Ko Phi Phi carry a travel fee, which is stated 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
- Inspection of the actual roof frame, with an explanation of what is damaged and whether to repair or replace
- Written, itemised quotation, with demolition listed as its own line
- Removal of the old frame and roof covering within the agreed scope
- New or strengthened steel frame, with rust primer and top coat
- Re-roofing, including ridge caps and joints
- Clearing away debris when the job is finished
Not included
- Materials, if you choose a labour-only contract
- Repairs to cracked concrete columns, beams or walls, unless listed in the quotation
- Removing and replacing ceilings, unless listed in the quotation
- Electrical work in the roof space and termite treatment (ask us on LINE with photos)
- Structural engineer fees, if the site needs one
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 roof size, whether it is a repair or full replacement, what turns up once the old roof is off, and the weather. Opening a roof should avoid runs of rainy days, and there must be a plan to cover the house while work is under way. 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
- Workmanship on the roof frame and roofing we installed
- 1-year warranty, under site-specific conditions written into your quotation.
Not covered
- Parts of the roof or existing structure outside the agreed scope
- Damage from exceptionally severe natural events
- Anything the quotation does not list as covered by the warranty.
Roof Frame Repair & Replacement: questions we get asked
How do I know my roof frame needs replacing?
Common signs are a roof line that sags or ripples, stained or bulging ceilings, wood dust or termite trails, creaking in the wind, or flaky layers of rust on steel members. Whether it needs repair or replacement can only be judged by going up and looking, because most of the damage is where you cannot see it from below.
Is it better to repair or replace the whole roof frame?
If the damage is in one area and most of the frame is sound, repair is better value. If rot or rust has spread through many sections, repairs keep coming back and the labour can add up to nearly the cost of a new frame with a worse result. Rong explains what he actually sees and can price both options side by side.
Can I keep my existing tiles if you change the timber frame to steel?
Tiles that are not cracked can partly be reused, but the battens must be spaced for that tile model and some will break during removal, so you need spares. If the tiles are very old or the model is no longer made, changing the roof covering at the same time is often the better option.
Can we stay in the house during the work?
Usually yes, but rooms under the open section need to be cleared or covered. Rong plans the strip-and-reroof in stages so as little roof as possible is open at once, and covers it against rain. Talk this through at the site survey, especially in the rainy season.
I'm overseas. Can you look at my rental villa's roof without me there?
Send photos and a location pin on LINE first so Rong can give an initial view. Our English-speaking admin arranges the survey and relays questions between you and Rong. Someone needs to let us in on the day, such as your property manager. The written quotation comes to you on LINE to approve.
How does payment work? Can I get a VAT invoice?
We take a 30% deposit before work starts, and the rest is paid as set out in the quotation. We issue a cash bill. We do not charge VAT and cannot issue a tax invoice, so if your company needs one, tell us before you book.
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.
Hiring a Contractor in Krabi as a Foreigner: A Practical GuideA practical guide for foreigners hiring a contractor in Krabi: comparable quotes, deposits, cash bills vs VAT invoices, warranties and working in English.
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.
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