Building Inspection Tips – In the Roof – In-Depth

The area under your roof, also called a roof void or attic, is one of those spaces you might hardly ever climb into. Depending on the construction of your home, you might not even have one.

So how do you tell whether you have a roof void?

Easy. Do the ceilings closely follow the line of your roof? If the answer is yes, most likely you don’t have one. The main reason homes, especially older ones, have a roof void is for it to act as a heat break between your ceiling and the roof outside. It also makes it easier to install things like air-conditioning and insulation. However, with the evolving methods of construction, materials and technologies,roof voids are no longer a necessity.

Why does the inspector want to see this area?

The roof void can tell a lot about the building, its age and overall condition.Things like:

Is the roof well-supported?
When you look at a roof, you might not think too much about how it is supported. A well-supported roof has a system of rafters, joists and trusses that hold most of the roof weight and sit on the load bearing walls. Roof void inspections enable the inspector to check these items to determine whether they are in a good shape.

Are there any leaks?
There are a number of reasons why your roof can experience a leak. And roof void inspections are a good way to see if there are any. Roof leaks, even if they don’t bother you at the moment, are better to be dealt with right away as the damage and subsequent repairs would be minimal.

Are timbers in a good shape?
Timber is a popular construction material and is often used in roof support systems.But it is not immune to aging, rotting and timber pest attacks. When timbers in your roof start to deteriorate, you may experience what’s called “timber sagging” so regular checks are recommended.

Is the roof insulated?
Making sure that your roof is well-insulatedcan make a big difference in keeping your home comfortable during hot some days and cold winter nights as it is responsible for up to 40% of your heating/cooling costs. The inspector will be able to check whether your roof is well-insulated as part of their inspection.

Is there any pest activity, current or past?

As previously mentioned, timber is a popular material found in most roof voids and termite damage is a risk. It is important to be aware of any current or past pest activity and ensure that timbers are in good condition. Whilst in the roof void, the inspector may also look for signs of unwanted neighbours, such as possums or birds. If these signs are present, it indicates some gaps in the roofing structure.

How can you help the inspector?

• Ensure the inspector can get reasonable access to enter the roof void. If you personally can’t be there during the inspection, make sure your representative knows where the entrance to the void is and can open the hatch for the inspector.
• Remove any stored or unused items to clear the space. For example, disused water heaters are sometimes found in roof voids. These could be both an obstruction and a hazard. When accessing the roof void, it is recommended to wear protective mask and clothing (see comments re asbestos below).
• Some hot water system tanks in the roof space may contain asbestos in their insulation. Removing asbestos from a tank is not always an easy task so make sure that all tanks have been drained if you can’t remove them from the void area.
• Where possible, vacuum the area to remove or reduce dust build-up. This makes the inspection easier and more complete but also reduces the risk of dust entering your house during the inspection.
• Make sure to keep receipts for any repairs/improvements carried out in this space.
• Loose-fill insulation containing asbestos was installed in some homes built between 1960s-1980s. It is a good idea to get an asbestos testing company to test your insulation if you suspect your home may be affected.

Common defects we see?

As your home ages, it is normal for some defects to start showing. Most of them are a relatively easy fix and, coupled with regular maintenance, will not cause too many troubles.
Below is a list of some common defects our inspectors see that you can fairly easily identify yourself and get repaired before you sell.

Roof Leaks

Causes:
Leaks can occur for a number of reasons:

• Roofing materials deteriorate with age and become less effective at keeping water out.
• Temperature fluctuations and weather conditions may cause roofing materials to become brittle and crack over time.
• Incorrectly installed or poor quality membrane can mean that your roof does not remain sealed from the elements.

How to identify:
Finding a leak in a roof may be the hardest part of fixing it because the actual spot where the roof leaks may differ from where water runs down and soaks into the ceiling.

There are a few ways to identify a leak:

• Check your ceilings and walls to see if there are any water stains.
• Climb into your roof space on a rainy day and see if you can see water dripping or ponding anywhere. Or maybe you can see daylight through a gap?
• Climb into your roof space and see if you can see any signs of mould, water stains or black marks.
• Sometimes roof leaks can also be identify while on the roof itself.

How to fix:
The easiest, safest and most effective way is to engage a professional, of course, because working on the roof is dangerous and difficult.

However, if your roof leak is minor, this article suggests a few simple things you can do to try and fix it yourself.

Downlight (Recess Lights) Protectors

Causes:
Often there is no protection installed around downlights to prevent them from coming in contact with insulation and any other flammable materials. This is a major fire hazard as these lights tend to get quite hot. Other times, protective covers are made from non-fire resistant materials, again, increasing a risk of fire in the house.And while smoke alarms warn you when a fire has started, ceiling fires are hard to detect, making them one of the most dangerous ones.

How to identify:
Climb into your roof space and see if you can spot anything like on the below images above the areas where your downlights are meant to be:

Yes? Then you have your protectors.

But if you see anything like this, you need to install them.

How to fix:
There are many covers available on the market and there are many professionals who can install them for you. You can have a look at the downlight covers comparison chart here and it’s always a good idea to talk to your installer about the available options. Make sure that the covers you chose are tested for air tightness and r-value consistency for energy efficiency benefits/fire ratings and comply with Australian Standards for sound proofing.

Sagging Roof and Timbers

Causes:
It is a common problem found in both new and old homes. And there is a number of reasons why sagging can occur:

• Incorrect or insufficient support.
• Incorrectly designed roof-bracing system, undersized timbers or too many ridges.
• Deterioration of the roof support due to aging, timber rot or timber pest attack.
• A combination of warping and the effects of gravity over time.

How to identify:
When outside your home, hold a piece of A4 paper up in front of you and line the two highest points of the roof up with the flat edge of the paper. Is there any bend? If yes, your roof might have a sag in it. What about the roofline angles, are they straight?If not, it’s an alarm bell too because they should be.

When a roof has developed structural issues, you will most likely be able to see other signs throughout your house as well. Things like cracked plaster and warped window and door frames, sagging ceilings, increase of creaking or popping sound can be associated with a sagging roof.

How to fix:
Repair solutions come in varying degrees of difficulty. When roof timbers have deteriorated beyond repair, roof replacement is the best option. This is because the condition of the roof timbers is no longer safe, and the roof is unstable.

In minor cases of timber sagging, timber support repairs and fixing leaky roofs will solve the problems. This type of work can be done very quickly by your local residential roofers, and minor repairs aren’t usually expensive.

Old Electrical Wiring

Causes:
If you live in a house built before 1980’s, we recommend getting your wiring checked by a licensed electrician. Many older houses are wired with cables which may have reached the end of their useful life.It is also harder for older wiring to effectively cope with the demands of modern electrical equipment.

Beware that old and/or damaged electrical wiring also poses a fire safety concern. On top of that, a person climbing into your roof space may be at risk of injury.

How to identify:
It is best to engage a licensed electrician with a knowledge of electrical systems in roofs. However, if you want to have a look at the wiring in your roof space yourself, these are the things to look out for. Just make sure you turn off the power first.

How to fix:
This is a job for a licensed electrical inspector or registered electrical contractor.

Cracked Roof Tiles

Causes:
Like with many other things, the main reason for tiles to crack is their age. Cracking may also occur as a result of impact damage.So if you have a tiled roof, the real question is ‘when’, not ‘if’. Broken tiles will eventually result in a leaking roof and can lead to other issues, such as roof sagging.

How to identify:
Cracked roof tiles are sometimes difficult to detect from above. Many building inspectors will not be able to walk on a tiled roof surface of an older home as tiles age and become easy to crack. However,cracked tiles may be detected from the roof void below. If you climb into your roof space and notice some light coming through the tiles – you know what’s going on.

How to fix:
A proper solution here would be to replace the damaged tile. Often, tile roofers leave behind spare roof tiles for the roof. Don’t have a stack of spare roof tiles stored in a corner? A properly executed silicone repair can be a back-up solution to this problem.

It is important to remember that when fixing a broken roof tile with silicone, you must remove an old tile. This ensure that not just the visible crack is siliconed up but also the all-important drainage course that is hidden under the lap.

Make sure that the full width of the roof tile is repaired – not just the exposed portion. And while it may not look great, it is effective and the repair will be serviceable for a long time.

Maintenance and Prevention

It is important to keep in mind that there is no such thing as a defect-free home. And while you may not use your roof void as often as other areas of your home, there are many reasons not to neglect it. Out of sight shouldn’t mean out of mind.

A well-maintained roof space will generally have less defects and their nature will most likely be minor. Addressing minor problems before they escalate will maximise the life of your roof and minimise headaches and expense.

Performing routine inspections is one thing you can do help maintaining your property and deal with any issues proactively. If you want one of our inspectors to come out and check your home, it’s easy to arrange.

To see more of our building inspection tips, please click here.

Best Regards,
The EYEON Property Inspections Team

At EYEON Property Inspections, we help you buy and sell with more confidence.