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Your roof is one of the most expensive things you’ll ever replace, so it pays to know what you’re getting into. When you’re viewing a property, look up — literally. Are there missing tiles? Rust patches? Sagging sections? These aren’t deal-breakers, but they’re negotiation points or budget items you’ll want to factor in.
Ask the seller when the roof was last replaced or repaired. A 25-year-old roof might look okay from the ground, but it could be a year away from needing a full replacement.
You don’t need to climb up there. Most roof problems show themselves inside first — water stains on ceilings, damp patches in the wardrobe, or a musty smell in rooms against exterior walls. If you see any of these, get someone to take a look before it gets worse.
From the ground, keep an eye out for:
- Lifted or curling edges on tiles or shingles
- Rust streaks running down from flashings or screws
- Moss or lichen buildup (common in NZ — not always a problem, but worth monitoring)
- Gutters pulling away or sagging
After any big storm, it’s worth a visual check. Wind can lift flashings and shift tiles without you noticing until the next heavy rain finds its way in.
If your roof is over 20 years old and you haven’t had it inspected, now’s the time. A quick inspection can catch small issues before they turn into ceiling damage or rotten framing.
Roof coatings can extend the life of a sound roof, but they won’t fix a roof that’s already failing. If someone tells you a coating will give you another 15 years on a roof that’s rusting through, get a second opinion.
The metal strips around chimneys, vents, and where the roof meets walls — those are your flashings, and they’re usually the first point of failure. They expand and contract with temperature, and the sealant eventually gives out. If you’re getting a roof inspection, make sure they check the flashings specifically. Replacing a few flashings is a lot cheaper than dealing with the water damage from ignoring them.