A house roof is not the same as a carport or awning roof. It covers rooms people live in, so a mistake ends up in the ceiling, the wiring and your belongings. Plenty of owners replace every sheet on the roof and it still leaks in the same place, because the real problem was the ridge cap, a gutter or the joint against a wall, not the sheets.
On the survey Rong looks at where the stains are on the ceiling, whether the frame is timber or steel, and whether there’s termite damage, rot or sagging. He checks whether the purlin spacing suits the roofing you want, the state of the ridge caps and gutters, and, if you’re changing material, how much heavier or lighter it is than what’s there now.
After the inspection he’ll tell you straight whether it’s a one-spot repair, new roofing on the existing frame, or a strip-out and new steel frame. If the house structure has problems beyond the roof, he’ll recommend talking to an engineer first. To start, send photos of the ceiling stains, the roof from outside and a location pin on LINE.
- Jobs start from
- 10,000 THB
- Team experience
- 30+ years
- Site survey
- Free
- Steel grade
- Your choice
Designs and options
New roofing on the existing frame
The cheapest route when the frame is still sound, but someone has to get up and check it first. If the frame has termites or is sagging, laying new sheets over it just hides the problem, and we won’t recommend it.
Strip out and build a new steel roof frame
For frames that are rotten, termite-eaten or sagging. It costs more and the house is open to the weather for a while, so the work needs planning around rain and what’s inside the rooms.
Roofs for extensions and small outbuildings
A newly added room, a guest cottage or a small building on the same plot. The critical point is usually where the new roof meets the main house roof, which is where these jobs tend to leak.
Materials: the honest pros and cons
Metal sheet roofing
Near the sea: depends on specPros
- Light, so the frame doesn’t need to be heavy
- Quick to install with few joints
Worth knowing
- Hot and loud without insulation, which really shows over a bedroom
- Cut edges and screws are where rust starts
On a lived-in house, plain metal sheet should have insulation underneath. Near the sea, choose a well-coated sheet grade.
Metal sheet with PU foam backing
Near the sea: depends on specPros
- Noticeably less heat and rain noise than plain sheet
- Neat finish from below
Worth knowing
- Costs more than plain sheet
- If water gets into the foam through a bad joint it is hard to fix
A sensible choice over rooms with no ceiling or only a thin one.
Steel roof frame
Near the sea: depends on specPros
- No termites and no rot like timber
- Sized to suit your house
Worth knowing
- Needs proper rust protection
- Switching between heavy and light roofing means redesigning the frame, not reusing the old layout out of habit
You choose the steel grade, sizes and rust-protection system. Rong explains the options first and your choice goes into the quotation.
How the price is worked out
Roofing work starts from 10,000 THB, but there is no fixed price. It depends on your site: the size of the roof, the condition of the existing frame, whether anything needs stripping out, and the price of steel and materials at the time. Rong inspects for free, then gives you a written itemised quotation. 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
- Free site survey and inspection of the roof and existing frame
- Written itemised quotation
- The work set out in the scope of the quotation
- Clearing away offcuts and debris when the job is finished
Not included
- Materials, if you choose a labour-only contract
- Ceilings and electrical work under the roof, unless listed in the quotation
- Repairs to walls or other parts of the house structure
- Permit fees with the municipality (thesaban) or OrBorTor, if your area requires a permit
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 roof, whether the old frame comes out, and the weather. A house roof shouldn’t be left open during heavy rain, so Rong plans the order of work with you before starting. He 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
- Installation workmanship within the scope of the quotation
- 1-year warranty, under the site-specific conditions written in your quotation
Not covered
- Leaks from parts of the roof outside the scope of work
- Anything the quotation does not list as covered by the warranty
Metal Roofing & Re-roofing: questions we get asked
My roof leaks. Can you fix just that spot, or does the whole roof need replacing?
It depends on what Rong finds. Sometimes it’s only a joint or a ridge cap and a spot repair does the job. Sometimes the sheets or frame are worn out across the whole roof, and patching one spot just moves the leak somewhere else. He’ll tell you which is better value; send photos of the ceiling stain and the roof from outside on LINE to start.
Is the leak directly above the stain on the ceiling?
Not always. Water often gets in higher up and runs along a purlin or sheet before dripping somewhere else. That’s why Rong checks from above and from inside the roof space. If a roofer looks only at the stain and immediately proposes new sheets, ask them why.
Can we switch from roof tiles to a metal roof?
On many houses, yes, but the frame and purlin spacing need checking first because different roofing needs different support. Metal is also hotter and louder than tiles, so if there’s a bedroom underneath, plan insulation at the same time.
When is the best time of year to re-roof in Krabi?
The rainy season in Krabi usually runs from roughly May to October, so if you can plan ahead, do it before the rainy season or in a drier spell. If the roof is leaking badly mid-monsoon, Rong may suggest an urgent repair first and the full job once the rain eases.
Do I need a permit or landlord approval to re-roof?
If you rent, get written approval from the owner before any roof work. For permits, check with your local thesaban or OrBorTor, or the Krabi Provincial Public Works and Town Planning Office, especially if you’re changing the roof structure. Village and condo rules may also apply.
How does payment work? Do you give a tax invoice?
We take a 30% deposit before work starts, and the balance is paid as set out in the quotation. You get a cash bill, but we do not issue VAT or tax invoices. If your company or landlord needs a tax invoice, tell us at the start so there are no surprises.
Read this before you build
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.
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.
What a Steel Carport in Krabi Really Costs to BuildWhat really drives the price of a steel carport in Krabi: size, roof sheet, attachment, ground, rust protection and access. Why there is no price list.
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