Building Inspection Tips – On the Roof – In-Depth

While not every house has a roof void, the roof itself is always there. It protects your home from the elements and gives shelter to everyone inside.

There are many different types of roofs out there. There are pitchedones and flat ones. There are metal and there are tiled. And sometimes you might have a combination of any of the above. The solution generally depends on the climate and the materials available, as well as the architectural design of the house.

Why does the inspector want to see this area?

No matter what roof type you have, it needs regular maintenance to ensure adequate protection from the weather conditions. But ironically, the roof is often forgotten when it comes to repairs and maintenance. So the inspector will need to see this area to make sure it is in serviceable condition.

So what exactly is the inspector looking for? Things like:

Is there an adequate drainage system in place?

The roof’s primary job is to keep the water out of your home, and often there is plenty to repel. The water repelled by the roof can potentially be damaging:

• If it runs down the walls, it may seep into the mortar or through panels.
• If it stays around the foundations, it may cause seepage to the interior, rising damp or dry rot.

That’s why it is important that the water is directed away from the house in a suitable way. This is achieved by having systems of valleys, gutters, flashings, gables and downpipes, as well as drainage holes on flat roofs.

Is there any rust?

Any metal elements of your roof will eventually suffer rust corrosion as a direct result of being frequently exposed to rain and sun. And unfortunately, rust is more than just a cosmetic issue. Unattended rusted material is known to be one of the most common reasons for roof leaks.

During the inspection, the inspector will be looking to see if any metal elements require attention.

Are there any cracked tiles?

Tiled roofs are a durable, long lasting roof covering. But after many years on your roof, it is only natural for tiles to start cracking. Cracked tiles compromise the strength and waterproofing of your roof and rival rusted surfaces for causing leaks.Replacement of cracked tiles and, in some cases, re-pointing may be necessary.

Is there any damage to the ridge capping?

Tiled roofs have ridge capping. As the name suggests, this element covers the ridge, or the high point where two tiled roof surfaces meet.And its condition determines how waterproof your roof is – without it, there would be an unsightly gap allowing water penetration. Cracked, broken or missing mortar can allow water into the roof cavity.

Is there debris buildup?

Keeping your roof free of any type of tree debris not only improves its appearance but also permits water to run off quickly, making your roof a longer lasting product. Buildup of debris such as twigs, leaves or pine needles can trap water against the roof and allow it to seep in by capillary action. Trimming overhanging tree branches will make it easier to keep your roof free of debris.

How can you help the inspector?

• Two-storey properties or those with high roofs can present a challenge to the building inspector as they can only use a 3.6 metre ladder to climb up. So think about the best way the inspector can access your roof – maybe they can use a second storey balcony or terrace or a lower flat roof?
• If it’s unsafe to get on the roof, the inspector will need to view the roof from a distance. Are you aware of any good vantage point around your property?
• Have you recently engaged a contractor to carry out some repairs or provide another services (e.g. asbestos testing) on your roof? If yes, why not have invoices/reports available for the inspector to have a look at? This will help them to make appropriate remarks in their report.

Common defects we see?

Roofs are made to last. But as they age, it is normal for some defects to start appearing. 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 address before you sell.

Rusting Valley Metal

Causes:
Most roofs will have at least one valley on it. Valley is a section of your roof where two slopes join at an angle. As any metal material, rust will naturally occur due to constant exposure to moisture. While valleys should normally last around 20 years, their life-span can get shortened by corrosive debris building up. This is a risk particularly, when your roof is under the trees. Oxidation catalysts, such as saltwater and air, acids and acid rain, soils, and airborne sulfur compounds, will also accelerate rust formation.

How to identify:
Rusting metal is easy to identify, given you have safe access to your roof. It usually appears as a red, brown or orange flaking or pitting of the metal surface.

How to fix:
If you valleys have started to rust, a cost-effective solution would be to prepare the surface and paint them over with a special cold galvanising paint that will slow the rusting process and extend their life for years. If valleys rusted beyond repair, replacement and ridge caps re-pointing will be required. Such work can be carried out by your local roofer. To extend life of your roof valleys, consider regular cleaning and rust proofing.

Clogged and Leaky Gutters

Causes:
Roof gutters need to be cleared of any debris. If left unattended, debris starts building up and gets trapped in the gutters creating acidic moisture that can lead to rust and water overflow. Clogged gutters also give trapped water time to soak through the structure causing damage.

How to identify:
There are a few ways to tell whether you gutters clogged:

• Do you remember the last time you cleared the gutters? If not, chances are the time to clean them is now.
• Can you see any debris in your gutters – it could be from a vantage point inside your house (e.g. second storey window) or when outside your home?
• Do your gutters look saggy? Trapped water and debris are heavy and may be enough to make the guttering sag.
• When it rains, does the water spill over the edges of your gutters?
• If you have an unintended weed garden growing out of the guttering,is a tell-tale sign that leaves have disintegrated to allow the growth of weeds.

How to fix:
Clogged gutters need to be cleaned as soon as possible to avoid risk of further damage. You can do it yourself if safe access is possible or engage a local roofer or handyman. Gutters needs to be cleaned twice a year, or sometimes more if you have overhanging trees. Installing gutter covers can also help keep them clear of any unwanted debris.

Damaged or Loose Flashing

Causes:
Roof flashing seals roof transitions where large amounts of water run down or where absorption may occur.Like any other part of your home that is constantly exposed to both wet weather and heat, the flashing on your roof can become damaged and less effective over time.

If nails are missing or sealant dried out and started cracking, flashing sections may slide out of place. Rusting flashings may also result in a poor performance.

How to identify:
The easiest way to identify a dysfunctional or damaged flashing is to look at it from the roof – are there any cracks, does the material appear loose, can you see any rust? Sometimes, damaged flashing can also be identified from inside the roof void. Climb up and check if you can see any daylight near where the flashing is. Yes? This means the flashing may need some repairs.

How to fix:
Most flashing is composed of aluminum or galvanised metal. This means thatrepairs can often be cheap and easy to do by a local roofer. Applying silicon to seal flashings can also be a good temporary solution that you can handle yourself. But please remember – safety comes first when working on the roof.

Incorrectly Fitted Downpipes

Causes:
Downpipes are an essential part of your guttering system as they take the water collected by the gutters away from your house.And while they may be in good serviceable condition, they may not always be connected or correctly fitted to a legal storm water dispersal system. It is a fairly standard issue that many older style properties and some newer ones experience.

How to identify:
It is fairly easy to tell whether the downpipes at your house are connected to a storm water system or not:

• When it rains, does the water spill directly on the ground near your home?
• Do any of the downpipes stop short and you can see the end hanging in the air?

If your answer is ‘yes’ to any of the above, the downpipes are not connected to a legal storm water dispersal system and repairs may be required.

If the weather is dry and you can’t see any short downpipes but just want to make sure your home is trouble-free in that aspect – run a quick test.Put a hose in the gutter and see if the water comes out on the surface.

How to fix:
Incorrectly fitted downpipes allow water to gush from the roof directly onto to the ground, increasing erosion of your site. Moist soil may encourage tree roots to grow underneath your house, leading to rising damp, wood decay and termite issues.

To avoid these issues, downpipes need to be connected to an existing storm water system. Local council will be able to provide a water drainage map and qualified plumber do the job. If connecting the existing downpipes to a storm water system is not possible, it is still essential to divert the water away from your home through the use of other drains.

Eaves Potentially Containing Asbestos

Causes:
Asbestos was widely used in construction for its great insulation qualitiesup until late-1980s. Australia banned the use or import of blue and brown asbestos or asbestos products in the mid-1980s, and banned all manufacture or import of white asbestos products in December 2003.

However, building materials may have been stockpiled or recycled and used in construction after the bans came into place, meaning there is still a chance that asbestos-containing materials may be in buildings constructed after the mid-1980s.

How to identify:
Typically, a sample testing is required to determine whether a suspect material contains asbestos or not. Such testing has to be carried out by an appropriately qualified person.
Generally, the majority of eaves to all buildings built before 1990 will have asbestos. The pictures below show typical asbestos eaves which are made of asbestos fibrocement sheeting, otherwise known as fibro.

How to fix:
Hearing the word ‘asbestos’ is nerve-wracking for many people despite the fact that asbestos is perfectly safe unless disturbed. While building inspectors can’t perform asbestos testing for you, they can include the results of such testing and/or evidence of asbestos removal in their report to help close the information gap.

So, if you suspect your property may contain asbestos and you are concerned about it – get it tested and either keep an asbestos registry on-site or organise asbestos removal to take place. Make sure you keep all receipts and when the time comes for a building inspection – show them to the inspector.

Cracked Cement Bedding to the Ridge Capping

Causes:
Usually, ridge capping is bedded on a cement-based mortar before being coated in a flexible pointing material designed to absorb considerable movements without cracking. However, with Australia’s often extreme weather condition (and of course aging of the material), cracking is very hard to avoid. This may eventually compromise the strength and waterproofing qualities of you roof.

How to identify:
The best way to identify whether there is any cracking is to inspect the ridge capping visually. You should be looking for things like slid-out capping, holes in the capping, loose cement and, of course, actual cracking, especially in the areas where the capping meets. Experiencing minor water leaks during especially heavy rains could also suggest possible cement bedding cracking.

How to fix:
A proper repair of the main ridge involves the removal of the ridge capping and the old bedding. Fresh bedding is then laid to support the ridge capping. It is important to install weep holes on the bedding. Then, the ridge capping is re-pointed with a flexible pointing to bind the ridge caps to the tiles. Such repair is usually required where the ridge capping is heavily damaged.

If the only problem your ridge capping has is a few small cracks – a roofer may be able to offer an alternative solution, such as using silicon.

Maintenance and Prevention

All roofs require regular maintenance to keep them in good condition and prevent costly problems from arising.A well-maintained roof will naturally have less defects and their nature will most likely be minor and relatively cheap to fix.

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.