Most property buyers spend hours checking out kitchens and bathrooms. They walk through living spaces, open cupboards, and turn on taps. The roof? They glance up from the driveway and hope for the best.
That approach costs people money. Your roof keeps water out. It protects everything below it. When roofs fail, damage spreads fast. What starts as a small leak becomes rot in the roof framing. Then, there was ceiling damage. Wall damage. Insulation gets soaked.
New Zealand’s weather puts roofs to work: rain, wind, temperature swings, and occasional hail. Roofs face real stress. Rust develops on metal cladding. Concrete tiles crack. Membrane roofs split.
Metal roofs rust. It starts at fastener points where coating wears through. Valleys collect water and rust faster. Once rust begins, it spreads. A roof that looks fine from the ground might be failing where you can’t see.
Concrete tile roofs crack. Tiles become brittle over time. They crack from foot traffic, branches, and age. Each crack lets water through. The underlay beneath might catch that water for years, but the underlay doesn’t last forever.
Long-run metal develops problems at laps and joins. Sealant breaks down. Screws back out slightly as metal expands and contracts. These small movements create gaps. Our inspectors have examined properties where moisture testing showed water getting through at every lap, resulting in substantial negotiation adjustments for re-roofing costs.
Flashings fail more often than cladding. The joins between roof planes, around chimneys, and at wall junctions need perfect installation. Many don’t get it. Flashings corrode. They separate from surfaces. Problems show up years after installation.
A good roof inspection goes beyond looking at cladding. The structure underneath matters more. Roof framing carries loads. Wind creates uplift forces trying to peel roofs off buildings. We find undersized framing regularly in additions and alterations.
Roof spaces tell stories. Condensation stains indicate where moisture enters. Dark timber indicates long-term damp. Sagging purlins mean loads exceed design. White powder on timber suggests borer activity.
Insulation quality affects more than heating bills. Poor insulation creates condensation. Warm air hits cold roof surfaces. Water forms. That water damages timber, promotes rot, and ruins ceilings.
Ventilation prevents moisture damage. Roof spaces need air movement. Gable vents, ridge vents, and soffit vents create flow. Many homes lack adequate ventilation. Moisture builds up. Mould grows.
Professional roof inspection requires getting up close. Our inspectors access roof surfaces safely where possible. We photograph damage. We check fixing patterns. We test cladding movement. We examine every penetration and flashing.
We enter roof spaces through manholes. We look at framing connections. We check bracing. We assess insulation. We use moisture metres on suspicious timber. We document everything with photos.
The inspection follows local council building standards and NZS 4306:2005 requirements. Morgan Kircher, our Managing Director with 20 years in the building industry, established systems that catch problems other inspectors miss.
Guttering fails frequently. Brackets rust through. Gutters sag and hold water. Downpipes are blocked with leaves. Inadequate fall means water sits instead of flowing. Water overflows and saturates wall cladding.
Many properties lack sufficient eaves. Water runs down the cladding instead of clearing the building. Paint fails. Rot starts. The roof might be fine, but inadequate eaves still cause damage.
Valleys need careful installation. Many don’t get it. Valley irons sit too flat. Sealant gets skipped. Valley problems often go unnoticed because they’re hidden. By the time leaks become obvious inside, damage is extensive.
Roof penetrations create challenges. Chimneys, vents, skylights, aerials. Each needs proper flashing. We regularly find silicone used instead of metal flashings. Silicone breaks down. The quick fix becomes an expensive problem.
Butynol membrane roofs require specific knowledge. Poor installation causes premature failure. Seams need proper welding. We check fixing patterns and seam integrity. These roofs can’t be assessed from the ground.
Corrugated iron roofs show their age clearly. Rust appears. Fasteners loosen. But these roofs also hide problems. Sarking beneath might be rotten. Insulation might be saturated.
Tile roofs need individual assessment. Concrete tiles become porous over time. Water absorbs into the tile instead of running off. Broken tiles are obvious. Degraded tiles aren’t.
Get roofs inspected before auctions. You need information before committing. Roof replacement costs serious money. A complete re-roof on an average house runs $15,000 to $30,000. Knowing that before you bid changes your approach.
Don’t rely on building reports ordered by sellers. These reports serve the seller’s interests. Order your own inspection. Get an independent assessment.
Investment properties need extra scrutiny. Rental properties often get deferred maintenance. Owners patch problems instead of fixing them properly.
Roof cladding gets photographed from multiple angles. We check for rust, damage, wear, and ageing. We assess remaining life. We identify immediate problems and developing issues.
Every flashing gets examined. We photograph each one. We check integration with cladding. We look for separation, corrosion, and poor installation.
Guttering and downpipes get tested where possible. We check fall. We look for blockages. We verify that downpipes discharge away from foundations.
Roof framing gets assessed for adequacy. We check member sizes against spans. We verify bracing. We look for modifications that weaken the structure.
New Zealand experiences varied rainfall patterns across regions. Rain finds weaknesses. Coastal properties face salt spray and wind exposure. Inland areas experience greater temperature fluctuations.
Wind creates uplift on roofs. Over time, fixings loosen. Roofs lift slightly during wind events. This movement breaks seals and creates gaps.
Temperature cycles stress roofing materials. Metal expands and contracts. This movement loosens fasteners. It cracks sealants. Regional climate variations create different stress patterns on roofing materials.
Commercial roofs need a different assessment. These roofs often have greater spans. They use other materials. They have more penetrations for services. Commercial roof inspection requires specific expertise.
Flat commercial roofs present unique challenges. Ponding water indicates an inadequate fall. Blocked drains create problems. Commercial roof replacement costs considerably more than residential work.
Reports categorise problems by urgency. Immediate issues need addressing before settlement. Short-term problems need to be fixed within a year. Long-term items are for future planning.
Photos document every finding. You see precisely what we saw. This evidence supports negotiations. It helps contractors quote accurately.
Cost estimates help you plan. We provide realistic repair costs based on current market pricing. These numbers help you negotiate the purchase price.
We conduct visual inspections. We don’t remove cladding or cut into the structure. Destructive testing requires specialist investigation. If problems suggest hidden damage, we recommend further assessment.
We don’t test for asbestos. Older roofs might contain asbestos cement sheets. We identify materials that might contain asbestos. Testing requires laboratory analysis.
Roof spaces provide access for pest inspection. Whilst examining roofs, we note signs of pest activity. Droppings indicate rodents. Chewed timber shows rats or possums.
Birds nest in roof spaces. Their droppings carry disease risk. Nests block ventilation. We document bird activity during roof inspection.
Roof leaks create moisture problems throughout buildings. Moisture testing identifies active leaks. We test ceiling areas below roofs. We check walls near roof junctions.
Moisture metres detect damp before visible damage appears. We find leaks before they cause structural damage.
As building consultants, we consider more than just the current condition. We assess how well roofs were designed for their purpose. We identify design flaws that cause ongoing problems.
Some roof problems result from poor original design. Inadequate pitch creates drainage problems. Insufficient ventilation causes condensation.
Roof inspection forms part of a complete home inspection service. We examine properties from foundation to roof. Roof problems affect the whole building. We assess buildings as systems, not individual components.
Roofs interact with everything below them. Leaks affect interior finishes. Poor roof ventilation creates moisture problems in walls.
Get multiple quotes for identified repairs. Prices vary between contractors. Use our inspection report findings so contractors quote for the same work.
Question low quotes carefully. Cheap repairs often skip necessary steps. Proper flashing costs more than silicone.
Understand what quotes include. Does re-roofing include new underlay? Does it include spouting replacement? These details matter.
Roofs fail in predictable ways. Professionals know what to look for. We’ve seen hundreds of roofs. We recognise problems early.
DIY inspection misses critical details. You can’t assess what you don’t know to check. You can’t access what we access routinely safely.
The cost of inspection is small compared to roof replacement. Our basic inspection starts at $299. Roof replacement starts at $15,000.
Alert Building Inspections provides roof inspections throughout New Zealand. Our trade-qualified inspectors understand local building practices and common problems. We deliver detailed reports within 48 hours of inspection.
Contact us to schedule your roof inspection. Get a professional assessment before committing to a property. Make decisions based on facts.
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Alert Building Inspections provides professional building reports throughout New Zealand, delivered within 24-48 hours. Ready to protect your property investment? Call 0800 4 ALERT (425 378).
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