Let’s talk about roof problems in Brisbane. Action Property Inspections have been Brisbane’s most trusted, independent building inspectors for more than three decades. Andrew isn’t just a building inspector, he’s a qualified, fully accredited builder, and has personally inspected more than 20,000 Brisbane homes. Wherever you’re looking to buy in Brisbane, we’ve inspected properties in your suburb and maybe even in your street. Action Property Inspections works only for you, not the seller, not the agent – so you are armed with the right information to make your offer.
When you buy a Brisbane property with roof problems, you could be looking at serious replacement costs. So, let’s talk roof issues common to Brisbane homes.
Is roof damage a dealbreaker?
Why do Brisbane roofs have so many problems?
Your roof has been through a lot, more than most parts of your home. Sure, there are droughts and flooding rains to contend with, but it’s more than that. Residential roofs have been the focus of some key environmental laws, incentives and upgrades. This means that over the years, a property’s roof may have undergone various changes, installations and other “tampering.”
- Asbestos: Brisbane’s love affair with asbestos roofing, popcorn ceilings, waterproofing felt, flashing, vents, insulation, and sealants means that if you’re buying a home built before 1990, you should clarify whether the roofing materials contain asbestos.
- Roof Top Solar Hot Water: In the 1950s roof-top solar hot water was all the rage. Water heating tech has come a long way since then so your roof may have undergone solar tank removal.
- Insulation and Cooling: In 2009, the Insulation Scheme (together with incentives to install in-roof cooling like whirly birds) saw two million Australians get insulated – often by “fly by night” contractors, as it turns out.
- Building Industry Laws: Over the last decade, standards for flashing and capping, insulation and waterproofing have been revised. This means that replacing your roof may be more expensive as the standards in Queensland are now higher.
- Solar Incentives: Installing solar panels is rough on roofs. The initial rush to get “certified” and cash in on the incentives has meant that brackets, bolts and adhesives required for solar panels may have been installed by people with limited experience.
What does a pre-purchase building inspector look for?
All building inspectors are different in their approach and some building inspections are… brief. If the inspector cannot access the roof cavity, then the inspection is incomplete. Make sure your building inspector has full access as a blocked manhole is a big red flag!
Andrew only performs two to three building inspections per day because it takes time to inspect a property thoroughly – and the roof and roof interior are a major part of the inspection. As a buyer, you won’t be able to see a lot of what we see. There are a few red flags visible to the naked eye that you can spot at the open home, but it’s the building inspector who will uncover the big issues.
Here’s what to keep your eyes peeled for at the open home inspection.
Exterior
Carrying out a visual inspection of the roof’s entire surface is a must, including the state of the tiles and coverings, but you won’t be able to do this at an open home so leave it to the building inspector.
Look for: Any sign of damage or a prior repair that could suggest larger issues. Brisbane’s ongoing weather events mean that storm damage is very common – and dodgy repairs are very common, too. Look around at the drainage system, the way the trees have been trimmed, and anything else the owners have done to keep the roof safe during weather events.
Materials
Each roofing material comes with its own risks. From aged corrugated iron to modern insulated metal ceiling panels, your inspector must understand the risks associated with each material and look for specific red flags.
Look for: Know the kind of material used for the roof before you inspect so you can look for “patch jobs” or other signs that the roofing materials are deteriorating or damaged. If the roof is asbestos (and there’s a surprising number of asbestos roofs still around Brisbane), know that it’s old and will need very, very expensive replacement.
Waterproofing
Flashing is a thin sheet of rubber, metal, plastic or “composite” used to waterproof rooftops. A pre-purchase building inspection will investigate the flashing across your roof (including skylights, chimneys and vents) to ensure it is watertight. Any sign of damage could suggest a burgeoning damp problem. Brisbane storms can damage flashing putting the property at risk of water inundation.
Look for: Lack of a “trim” around areas where water could creep into the roof cavity.
Is damaged flashing a dealbreaker?
Flashing
Flashing is usually metal, typically copper, aluminium or steel. Its role in the roof structure is to direct water away from joins, cracks, and crevices. The critical areas include skylights, vents, and chimneys; these are at the highest risk of leaking.
Gutters and Downpipes
Are there enough gutters and downpipes to handle our wild weather? Are they fully functional? If there are any signs of damage, this could indicate poor maintenance or that the roof drainage is insufficient to cope with the rainfall. Poor roof water drainage can lead to inundation through the eaves or fascia.
Look for: Mould and mildew on eaves, and evidence of a “worn” or “clean” line on the ground under gutters where water has regularly overflowed.
Structural issues
This is by far the most expensive issue we can find with a Brisbane roof. Replacing the roof covering is one thing, replacing the actual roof structure is a whole other problem. This is usually an issue with termite infestation, construction code violations, neglect, or major storm damage.
Look for: Sagging, buckling or large areas of discolouration. This one is likely a dealbreaker on the property.
Ventilation
Brisbane’s climate means that pushing hot air and moisture out of the ceiling cavity is vital to avoid mould and astronomical cooling costs so note the ventilation on the roof. These are usually air vents including “whirly birds” (that’s roof ventilators for those who don’t know the correct terminology) and “stink vents” (sewer gas vents that let out on the roof). Who names this stuff?
Look for: Adequate roof vents to clear condensation and hot air from the ceiling cavity. They should be surrounded by flashing that is in good nick and freely spinning without excessive noise.
Pests
Frankly, Brisbane’s climate is a pest paradise, and most homes will have some history of pest infestation – but some pests are a more expensive heartbreak than others (we’re looking at you, termites). To protect yourself, engage a pest inspector at the same time as your building inspector. It’s still worth checking for any signs of pest infestations, including termites, rodent activity, or other wildlife during the open house.
Look for: Properly installed ant caps, and evidence of previous pest control efforts. e.g. termite barriers. Are there an extraordinary number of rat traps in the yard? Does the ceiling cavity smell faintly of urine?
Additions
There’s a lot going on up there! Solar panels, skylights, rooftop solar hot water (note that upgrading this has additional costs), even added “rooftop decks” (yes, they’re more common than you’d think, especially in bayside suburbs like Sandgate and Wynnum), pool water heating, antennas and dishes, and any attachments like shade sails or pergolas. Each of these poses unique risks to the roof. Visually inspect as much as you can at the open home and note potential issues.
Look for: Signs of pest infestation around solar panels, roof damage around areas where the item has been installed, and lack of guttering on extensions.
Extensions and Roof Pitch
An enclosed veranda or extra bedroom is a big bonus, but extensions, even those with full council approval, pose a significant financial risk.
Look for: Distortion or undulation of the extension roof, signs of water inundation, adequate roof drainage, flashing and sealants where the extension roof meets the original roof. You won’t have enough access at the open home to get a full picture, but with Brisbane’s booming market, there are plenty of sellers adding extensions to maximise their sale price – and not all of them are well constructed.
How to calculate roof pitch
Ceiling Alterations
Retrofitted ducted air and skylights pose risks for waterproofing and, in rare cases, structural damage.
Look for: Ceiling damage, patching, discolouration, sagging, damp and flaking. If the ceiling has recently been repainted, look carefully for signs of covering up flaws.
Roofing materials for Brisbane weather
With so many different roof types in Brisbane, it’s important you know what to look out for.
Metal
Metal roofs are common in Brisbane homes and they come in a range of different options, including corrugated iron, metal panelling, Trimdek and Colorbond. It’s a popular choice due to its durability and energy efficiency.
With a lifespan of up to 70 years, weather resistance, and low maintenance, it’s a good choice. However, it is more expensive as an initial outlay than other roofing materials. It is vulnerable to corrosion, can be noisy during heavy rainfall, and increases fire risk in electrical storms.
Tile
Perhaps the most traditional roofing option across Brisbane, tile roofing is durable, long-lasting (up to 100 years), and aesthetically pleasing. With choices varying between terracotta, clay, and concrete and its ability to withstand extreme weather, this energy-efficient roofing material is a classic for a reason.
It is one of the more expensive materials because it provides longevity and energy efficiency. However, due to its weight, the framing may require additional structural support. This type of roof must be installed and maintained by a professional contractor.
Niche Roofing Materials
Newer building materials have made their way into the roofing industry, including TPO, EPDM, and built-up roofing. If purchasing a property with one of these “new tech” roofs, you may wish to contact the Roofing Association of Queensland to learn more about the technology, roof maintenance and qualified roofers.
TPO Poly Propylene Roofing
This is a combination material that includes rubber with a membrane to resist weather, withstand UV rays, protect against leaks, and provide energy efficiency. It can become brittle in high-temperature conditions, and though it’s on the more affordable side, it isn’t as long-lasting as other roofing materials. It’s more suited to industrial or commercial buildings.
EPDM Rubber Roofing
This rubber material is durable, lightweight, eco-friendly, and cost-effective. It is on the expensive side for installation and isn’t suitable for high temperatures. It is prone to ponding during heavy rainfall.
Built-Up Tar, Felt and Fibreglass
Built-up roofing performs well in every area, but its multi-layer design can make locating leaks difficult so it can be prone to mould. Due to its weight, the structure may require framing reinforcement. It’s also a more expensive option usually reserved for commercial premises.
Inside Your Roof Cavity
Many parts make up a roof, but some are more critical than others. Action Property Inspections performs a thorough interior roof inspection on all Brisbane properties. Learn more here.
Sarking
Sarking is a waterproof foil barrier primarily used to prevent water leaks from landing on the ceiling. Without sarking, it’s likely that some degree of water damage may have occurred to the ceiling.
Insulation
The insulating layer of a roof is known as the underlayment and is generally synthetic or felt. Felt comes in two weight options and the heavier choice is thicker and stronger. Synthetic underlayment is more durable, repels water, and holds nails better. It might cost more, but the benefits are worth the expense.
Cavity Structure
The cavity structure is the hollow area between the ceiling and the roof and this is where you can install traditional insulation to prevent heat loss and make the home more energy efficient. Failure to properly insulate can lead to 25% of your home’s heat loss.
Learn more about damage in the roof cavity
What trashes a Brisbane roof?
Brisbane’s sub-tropical climate means your roof takes a lot of hits and there are several major risks to its durability.
- Water damage is one of the biggest risks as leaks can contribute to mould growth, rotting wood, and structural damage. Hail can lead to shingle granule loss, chipping of protective roofing paint, and cracks and dents in other roofing materials.
- Strong winds are also a problem, with high winds damaging flashing and dislodging tiles, shingles and iron sheeting.
- Falling branches can cause punctures that impact the structure, and overhanging branches can lead to debris that clogs gutters and increases the risk of moisture retention. So keeping trees well-maintained is a must.
- Salt air is hard on old corrugated iron roofing.
What to look for during an open home
Our Comprehensive Guide to Open Home Inspections will shed more light on precisely what to look for at an open home inspection. However, you can’t climb onto the roof or check out the ceiling cavity, so pay careful attention to these points.
- Water stains on ceilings or walls.
- Freshly painted areas could be covering up a problem so look out for mould and mildew growth. Sellers will typically clean and conceal to prepare for viewings so follow your nose and pay close attention to downpipes, gutters, and signs of mould on the home’s exterior.
- Rotting or discolouration around the gutters and fascia could be a sign of roofing problems.
- Standing water or puddles around the property may be due to a drainage issue with the gutter and downpipe system.
Brisbane Buyers Beware
Repairing or replacing a roof is a steep cost and it’s not one most buyers are prepared to take on when they purchase a home. Due to Brisbane’s climate, there is a higher risk of rotting timber, corrosion, and mould growth. A professional pre-purchase building inspection will uncover problems BEFORE you close on a house. With a detailed inspection report in hand, you’ll be empowered to make an informed decision about your purchase.
Always Ask Questions
Don’t be afraid to ask the seller for roof maintenance records and history detailing any upgrades, renovations, replacements, or extensions that may impact the drainage system. For example, the addition of a skylight or solar panels increases the risk of roof problems.
Though certain roofing materials are easier to install than others, even DIY jobs must comply with local building codes and regulations. Don’t be afraid to ask who installed the roof, no matter its condition.
When To Conduct a Professional Inspection
Purchasing a home is a large investment so you should be sure about a property’s structural integrity – and this includes ensuring the roof is in good condition. The pre-purchase building inspection is a must, not just for your peace of mind but for your bank account, too.
Aim to have a professional inspection completed before you make an offer. If that’s impossible, leverage the “subject to building and pest inspection” clause in your contract. Ask for two weeks so you have time to get the inspection completed quickly. You can’t afford to waste time because you might need a specialist roofer inspection based on what the initial building inspection uncovers. In that case, you’ll want time to get an accurate quote to renegotiate the purchase price.
Avoid Hidden Roof Problems and Buy With Confidence
With more than 400 5-star Google reviews and 30 years as a feared building inspector, Action Property Inspections has a stellar reputation among estate agents and sellers. Andrew has personally inspected more than 20,000 homes in Greater Brisbane, giving him the experience and depth of knowledge in Brisbane homes few inspectors can rival. Book your pre-purchase building inspection today.