Biggera Waters Roof Inspection Report Purpose:

Provide a roof condition report after a Biggera Waters roof inspection, referencing any infractions to relevant Australian building standards including N.C.C 2016 Vol.2, AS 1562.1, AS 1562.3, SA HB 39 2015: The Installation Code for Metal Roofing and Walling as well as Manufacturer’s Instructions where needed. We also aim to provide recommendations to extend the longevity of the roofing where possible.

Findings & Recommendations In Biggera Waters Roof Inspection

Water ingress is event related due to the recent weather events. Hallway and office have suffered water ingress resulting in damage to the internal ceiling and wall linings. This may be more extensive on the upper side of the ceiling.
Flashing joints are not all undersealed and have insufficient fasteners, some are heavily reliant on silicone which has no longevity, and breaks down under the sun’s UV rays, non-compliant to SA HB39 refer 8.2 and 5.8.3 as shown. This will also reduce longevity as moisture from condensation gets trapped between the flashings leading to corrosion and future ingress.
Evidence of gaps present between wall cladding and flashings, this is a possible cause of ingress on stormy weather events.
Evidence of previous repairs using silicone to the roof fasteners, which has no longevity, also plastic caps that cover the roof fasteners are showing signs of deterioration, this will trap in moisture and cause the fasteners to corrode leading to future ingress.
Evidence of roof sheets being end lapped, this will reduce longevity as moisture from condensation gets trapped between the sheets leading to corrosion, noncompliant to SA HB39 refer 7.15 as shown.
Box gutter has ponding present, if not rectified this could lead to corrosion and future ingress. Valley end is not turned down and ingress could be occurring here from water drawback. Total drainage is required of all roof components.
Evidence of pipe penetrations which have been previously repaired using silicone, lapped against the flow of water, are showing signs of deterioration and gaps are present. This has potential for future ponding, corrosion, and ingress, it would be beneficial to install a tray flashing with the Dektite in diamond formation on top. This will allow total drainage of the area and extend the longevity.
Ridge cap flashing joints are not all undersealed and have insufficient fasteners, some are heavily reliant on silicone which has no longevity, and breaks down under the suns UV rays, non-compliant to SA HB39 refer 8.2 and 5.8.3 as shown above. This will also reduce longevity as moisture from condensation gets trapped between the flashings leading to corrosion and future ingress.
Evidence of previous repairs using silicone to the top and the bottom of the valleys, this will also reduce longevity as moisture from condensation gets trapped between the flashings leading to corrosion and future ingress.
Evidence of roof sheets being end-lapped in various areas, this will reduce longevity as moisture from condensation gets trapped between the sheets leading to corrosion, non-compliant to SA HB39 refer 7.15 as shown above.
Evidence of roof sheets being end lapped, this will reduce longevity as moisture from condensation gets trapped between the sheets leading to corrosion, noncompliant to SA HB39 refer 7.15 as shown above.
Also, evidence of barge cap flashings which have not achieved the 150mm of effective coverage, non-compliant to SA HB39, refer to Table 8.1.4 as shown. Although a non-compliant installation this is a tried method of flashing corrugated sheeting and is fit for purpose.
Evidence of previous repairs using silicone, which is showing signs of deterioration and has no longevity due to breaking down under the sun’s UV rays. Anti-capillary features to sheet lap have been compromised using silicone, this is likely to trap in water and lead to ingress. Non-compliant to AS 1562.1 refer appendix D. Installing a tray flashing will allow total drainage of the area and extend the longevity.
Fasteners across the whole of the roof have reached the end of their serviceable life span, fasteners are heavily corroded and require replacement to prevent the spread of corrosion. Non-compliant to SA HB39 refer 4.4.2 as shown. If not rectified will lead to ingress.
Evidence of internal batten spans of approximately 1350mm on either side of the roof, which does not comply with the manufacturer’s instructions, as shown below.
Evidence of insufficient screw pattern across the whole roof, non-compliant to manufacturer’s instructions, as shown below. Non-compliant to SA HB39 refer 7.2 as shown.

Conculsion Outlined In Biggera Waters Roof Condition Report

Water ingress was most likely caused by lack of maintenance, repairs and faults as highlighted in this report. These issues have been aggravated by extreme recent weather events. It would be beneficial to have these issues rectified to ensure the roof is compliant and increase longevity.