Bowen Hills Roof Condition Report Purpose:

Provide a roof condition report to 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. Provide recommendations to extend longevity.

This Bowen Hills roof condition report was prepared for multiple buildings under ownership by a government organisation.

Inspection Site Gallery

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Findings & Recommendations In Bowen Hills Roof Condition Report

  • Slab waterproofing. Flashings look reasonable and water is seen tracking the slab wall above the roof line.
  • Failed and deteriorated waterproofing shown. There are also concerns that existing flashing remain below the applied waterproofing. Recommend ensuring the area is stripped back to the slab to ensure a long term seal.
  • Flashing installations and coverages do not show any obvious signs of defects or ingress concerns.
  • Roof transition apron allowing ingress. Apron requires over flashing to the lower purlin.
  • Slab waterproofing allowing ingress. Evidence of concrete water staining above the roof line.
  • Building movement has resulted in a failed external seal. Evidence of water tracking internally shown.
  • Slab waterproofing has failed. Water track evidence to the slab connections and above the roof line. Flashing installations are compliant.
  • Slab waterproofing has failed in thislocation.Pressure seal and apron flashings shown to be installed compliantly.
  • Slab waterproofing has failed. Ceiling tile damages surrounding the concrete plant deck.
  • Evidence of water tracking the slab due to failed waterproofing.
  • Waterproofing is severely bubbled and failure has resulted in water being trapped below the water proofing.Water entrapment can be heard when applying foot pressure to this area.
  • Box gutter sumps have experienced ingress during the Brisbane floods this has likely resulted from the downpipes not being sealed to the dropper. This would allow water to overflow the top of the downpipe before the overflow outlet of the box gutter can be utilised. These have since been sealed.
  • Previous inspection also raised concern that the downpipe droppers had not been completely sealed. This has also now been rectified. Recommend replacing the ceiling tiles and observing during the next rain event to ensure the rectifications were successful.
  • Paint work and plaster bulkhead has experienced water ingress.Underside of corner mould flashings are exposed and most likely cause of ingress.
  • Post penetration of the fin wall is experiencing ingress.
  • Dektite shows a very small area that has not been sealed.
  • Upright flanges have a washer used as a shim. It is not possible to tell via external inspection however, there is potential for water to be tracking the upright itself. Recommend providing flashings to cover this area entirely and eliminate the risk of ingress.
  • Several box gutter sumps had experienced ingress during the Brisbane floods. Most likely cause is that the box gutter downpipes were not sealed to the droppers. The flooded downpipes have likely overflowed at the dropper – downpipe connections. These have since been sealed and the underside of the sump- dropper connections have also been sealed.
  • There is concern that only that underside of the dropper has been sealed and the top of the downpipe still remains exposed. This may result in further ingress if the area was to experience
    severe flooding.
  • Downpipe droppers are shown sealed; however the top of the downpipe remains exposed.
  • 3x A/C mechanical penetrations are heavily reliant on tape and silicone and the PVC has not been provided with a gravity fed gooseneck.
  • Flashing coverage of the apron – pressure seal flashing has not been achieved. Rear of the apron is exposed to ingress.
  • We believe that the above mentioned ingress point has allowed water logging of the duct work and has spread throughout Due to the extent of ducting within the ceiling, and no ducting penetrating the roof in this area, we believe this is the most likely cause. We recommend ensuring the above mentioned ingress point is rectified and then monitor this area for future ceiling stains.
  • The pressure seal flashings along this wall have been identified with excessive fastener spacing. This should be rectified however we do not believe this to be the leading cause of
    ingress in this area.
  • Ceiling tile water damage identified. This area does not pertain to any metal roofing and it is most likely that the A/C drip trays have caused the damage.
  • A/C Mechanical penetrations have allowed ingress. Ceiling tile damage resulted. Penetrations are heavily reliant on tape and silicone and no P.V.C gooseneck shrouds have been provided.
  • Ridge capping has allowed ingress and resulted in ceiling tile damages. Ridge capping has not been turned up in isolated area and the insulation is overhanging the turn up and drawback
    has resulted in ingress.
  • Lack of turn up / insulation overhanging the sheet turn ups as shown.
  • Ingress experienced at the apron flashing connections where the block wall step is located. The rear of the apron flashing is experiencing ingress at the arrow shown. The apron flashing has not allowed a step for the block wall and the sheeting has been fastened using metal wall anchors. This area of cladding needs to be removed and the rear of the apron – block wall step
    out needs to be adequately sealed.
  • Ingress located at the apron flashing connection shown. The cladding must be removed and
    ensure the rear of the apron flashing is adequately sealed. Roof sheet has also been cut back and the apron flashing has not provided a full tray of coverage. Recommend removing all cladding to this wall and provide a metal angle to ensure any water tracking over the rib does not have the possibility of tracking internally.
  • Wall has suffered internal ingress from the failed seal shown at #4. This ingress has tracked internally to level 3.
  • Roof sheet turn up is allowing water to track over the edges in heavy rain situations. Additionally, the apron flashing has not achieved 150mm effective coverage.
  • Ingress may also be resulting from the barge flashing and corner mould not being installed behind the cladding. This area is heavily reliant on silicone. Remove cladding and provide flashing turn ups behind to ensure the connections are not reliant on silicone.
  • Sheet turn ups have not been provided at the full height of the sheet rib and water is likely tracking of the lower sides of the turn ups.Ensure the sheeting is turned up at full height and the corners are not exposed.
  • Apron transition flashing has not been provided an over flashing or return anti capillary fold. When lifting the sheeting, water tracks can be seen at the rear of the flashing.Provide an over flashing with return anti capillary fold.Additionally, 3x roof fixings have been identified was not installed correctly. Minor potential for further ingress. Ensure all fixings are installed correctly.
  • Ingress at the fin wall upright penetration. Sheeting has been cut on the sides to allow installation and is exposed to ingress. Extend dry pan flashing to allow a full dry pan of coverage.
  • Flashings to the fin wall upright are exposed. Area should be provided additional
    flashings to ensure coverage is achieved. Additionally, the ridge cap flashing requires extension to achieve 150mm effective coverage.
  • Box gutter sumps have suffered ingress. Downpipe – dropper connections were not sealed and rising flood levels has resulted in ingress. Ceiling tiles have already been replaced, water staining evidence has been removed. These have now been sealed.
  • Box gutter sumps remain with ponding as stated in previous reports.
  • 2x box gutter stop ends have suffered ingress due to a lack of coverage. Ceiling tiles have been replaced and no water staining evidence is available.
  • Box gutter stop end shown. Also note that the existing sheeting has not been removed and is hidden below the apron flashing. Rectifying this may prove to rectify ingress #27 below.
  • Ingress location shows no obvious signs of roof ingress. This tile has been rotated and should be monitored for future ingress.
  • Sheeting corner exposed and no support provided to the top side of the sheeting. This has resulted in negative fall of the sheeting and water being held at the turn up.
  • Sheeting corner shown. Compliant coverage of the apron flashing has also not been achieved.
  • Box gutter sump had suffered ingress during the floods. Likely due to the downpipe dropper not
    being sealed. This has now been sealed and should be monitored for further ingress.
  • Ingress experienced Box gutter stop end / wall cladding flashing coverage. Exposed ingress point identified.
  • Apron transition flashing has not been given an over flashing. Additional ingress points identified at the wall cladding.
  • Apron transition flashing shown.Cladding ingress point shown.
  • Box gutter over flashing has not been installed compliantly. Flashing to be replaced.
  • Concrete slab hop up / apron flashings are experiencing ingress.
  • Apron Flashings have not been provided effective coverage to the parapet caps. Typically at the low point where the ridge flashing is located.
  • Ceiling tiles show no evidence of ingress and may have been replaced. Located underneath the ridge flashing of the roof. Fasteners / stitching screws at the ridge flashing have failed. Additionally the roof sheets have not been provided a bracket to the upper purlin and these screws should be provided full length roof screws to ensure the sheeting is fastened at the top screw row. Also note that the sheet turn ups are minimal and there is potential for wind driven to cause ingress on the low turned up corners.Remove ridge and ensure all turn ups and corners are full height of the rib. Provide full length roof screws throughout the ridge.
  • Conduit penetrations are experiencing ingress.Conduit has not been sealed to the roof sheet and is experiencing ingress below the apron flashing.
  • Ingress is likely being experienced due to 2x reasons.
    1 – The apron flashing has not provided 150mm effective coverage of the sheet turn up and water marks can be seen tracking the wall within the ceiling cavity.2 – Waterproofing of the concrete has failed. Water marks can be seen directly below the slab where no metal roof covering is present.
  • Apron flashing effective coverage shown at approximately 70mm.
  • Heavy mould build up is present in this location. Due to the location it is unlikely that the roof covering has caused this. Likely an A/C issue that has caused the mould to build up.
  • The only potential ingress point at the roof line is the aluminium walkway. The support rails have not been provided with a rubber gasket or seal where the screw penetrates the roof sheet. Minor potential for ingress. Most likely cause of internal damage is the A/C unit.
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