Buying a new house is one of the biggest financial investments most people will make over the course of their lifetime, so it is important to get it right. One of the biggest problems you can encounter when buying a new home is unexpected repairs popping up soon after you have purchased the property. This puts a strain on already stretched finances and leaves you feeling like you may just have paid too much!
Because you can’t easily see or access it, the roof is one area that is often overlooked when attending open homes during your property search. It is however, one area that needs to be checked thoroughly when buying a house as problems with the roof can suggest more significant issues such as unseen leaks and mould could be present.
6 Roof Warning Signs You Can Look Out For
The good news is there are some basic warning signs you can easily look out for when inspecting the roof of a property you wish to buy, these are:
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- Rust. One of the biggest red flags is rust. Whether it’s around the edges, in the flashing, around nail/screw holes or along the ridgeline, rust is an indication the roof will need to be repaired or even replaced in the immediate future. Pay particular attention to areas with protrusions such as chimneys, vents and skylights. The same goes for any complicated areas of roofing with extra joins, overlapping or unusual gradients and flashing where water and debris can get trapped. Rusty spots can quickly turn into slow leaks that are difficult to detect inside the home until it’s too late.
- Sealant Decay. Deterioration in the sealant used around joins in the roof is an indication some maintenance work might need to be carried out. Check all the seals along the ridges and around any vents, chimneys, aerials etc, as these seals will decay over time and can be a common area of weakness in the roofing system.
- Debris/Pooling Water. When inspecting the roof, look for any obvious signs of debris buildup or evidence of pooling water – these are common signs the roof has not been well maintained or might be in need of some work. This is because debris that remains uncleared can quickly lead to the deterioration of roofing materials by allowing moisture to get into places it shouldn’t. Pooling water is also a huge red flag that the roofing system isn’t working as it should. Water should always be able to drain (via the gutter and drainage system), as this is what roofs are designed to do! If water is pooling and has nowhere to go, there is a strong possibility it will find its way into cracks and joins leading to rust and leaks.
- Staining. One check that doesn’t require you having to get up on the roof is looking out for ceiling stains or watermarks inside the house. Look out for brown lines, stains, watermarks, or discoloured patches in the ceiling, walls and flooring (as water will naturally travel downwards). These might be hard to spot – especially if the home has just been freshly painted for resale. If you are suspicious at all, you can have a look in the roof space for signs of moisture.
- Age. All building materials have an expected lifespan under optimum conditions, this means at some point in a building’s useful life, things like the roof and the wall cladding are going to need to be replaced. Roofing iron and tiles tend to last around 50 years or more, so if the house is older than this and the roof hasn’t been previously replaced, be sure to take the replacement cost into consideration when making an offer on the property. See here for more information on how long a roof will last.
- Leaks. The roof space is where you must go for this one, look out for rot, stains or streaks on the timber supports, dampness or discolouration of the insulation, musty smells and any signs of mould or mildew. These are all common signs moisture has infiltrated the roof space and therefore likely it has also entered elements of the home below.
What Exactly Is Involved In Replacing A Roof And How Much Will It Cost?
Two questions that are always at the forefront of people’s minds when considering the possibility a roof might have to be replaced on a property they are interested in are what’s involved and how much does it cost – so let’s break it down.
How Much Does A Roof Replacement Cost?
The cost of replacing a roof is largely dependent on its size. Logically, the larger the square footage the more it’s going to cost. Another determining factor when considering cost is the type of materials you use. In New Zealand, the main types of roofing materials are long run Colorsteel style roofing and clay or concrete tiles.
Both of these types of roofing have their benefits and differing visual appeal, roofing iron will be the cheaper option, with tiles requiring more significant structural investment in order to support the additional weight. Some of the main things to keep in mind when calculating how much it will cost to replace a roof are:
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- Size: The bigger the roof, the more it will cost, this includes the need for additional labour and materials.
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- Obstructions: Protrusions such as skylights, vents, solar panels and chimneys make it more difficult when replacing a roof, thus increasing labour costs.
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- Location: If the property is situated in remote rural areas, it may be costly to get contractors to carry out the work and deliver materials due to extended travel times.
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- Access: Roofing contractors will need adequate access to the property, this may mean gardens, fencing and landscaping could need to be temporarily removed or might even be damaged in the process, adding to the overall cost.
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- Measurements: Keep in mind the square footage shown in the property listing is usually based on the house’s footprint, not the roof area – use this figure as a rough guide only.
Re-Roofing Your Home – What You Need To Know
Generally speaking, there are 6 main steps to replacing the roof on a house – let’s take a quick look so you can understand the process better and know exactly what you are in for.
1. Getting A Roof Assessment
A professional roofing contractor will be able to provide you with a full roof inspection report confirming whether the roof needs replacing or repairing. Sometimes repairs can be a viable option, sometimes a full replacement will be recommended. If you are serious about purchasing the property, get a roof inspection before you put in an offer, as it may affect the purchase price.
2. Asking For Quotes
Three or more quotes are going to be ideal for a roof replacement. The more quotes you have, the better equipped you are to make an informed decision on price and quality of service. Ask for itemised quotes if you are having trouble deciding, as these may highlight missing services such as waste removal or differences in the quality of materials intended for use.
3. Acceptance
Having decided to go ahead with the purchase of the property, it is time to schedule the roof replacement with your chosen contractor. Before signing up always check their availability – it’s no good having to wait 6 months if you really want the work done now.
4. Removal Of The Old Roof
This is where it gets a little messy – removing the existing roof will mean the house has no roof for a time – but don’t worry, your roofing contractors will work quickly and efficiently to get the new roof on as soon as possible. Ensure your contractor has organised the disposal of the old roofing materials – you don’t want to be left with piles of rusty tin and nails!
5. Repairs
Unfortunately, there can be unknown issues with houses that are only uncovered when the roof is removed. This may mean repairs may need to be carried out in addition to the new roof at an additional cost. This could include replacing rotten timber or adding new insulation. Additional preparation could also be required if you are changing the type of roofing materials, such as new underlay or roofing battens.
6. Installation Of The New Roof
If everything has gone according to plan, installing your new roof should be fast and efficient. Depending on the scope of the work, a new roof can be completed in as little as two days or easily within the week. Your roofing contractors will take care of all the necessary factors, including accommodating for wet weather, scaffolding, fall prevention measures for safety, insurance, and any other elements needed to successfully get the job done!
Need to get your roof replaced? Talk to the experts at Action ReRoofing for reliable roof repairs and replacement options in Christchurch. Or take a look here for more information on everything you need to know about re-roofing.
