Murwillumbah Roof Inspection 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. We are also referencing the building code 3.5.1.2 Roof tiling. Roof tiles, complying with AS 2049, must be installed, fixed and flashed in accordance with 3.5.1.2. Where possible, we are also providing recommendations to extend longevity. This inspection was carried out after weather events caused significant damage to the tiled roof.

Findings & Recommendations In Murwillumbah Roof Inspection Report

Water ingress is event related due to the recent weather events. Kitchen and lounge room have suffered water ingress resulting in damage to the internal ceiling lining. This may be more extensive on the upper side of the ceiling
Evidence of broken roof tiles and split lead flashings that had been previously repaired using silicone, which has no longevity and breaks down under the sun’s UV rays, also evidence of waterproof membrane covering the damaged area. This is likely to trap in water and lead to future ingress.
Evidence of previous repairs to the lead flashings using silicone which has no longevity. Lead flashing has insufficient upstand as the lead has dropped behind the wall panel and beside roof tiles causing a cavity, as a result of no support. This is causing ponding and is a probable cause of ingress.
Lead flashing has not achieved the 150mm of effective coverage over the roof tiles, if not rectified this will lead to more ingress, non-compliant to SA HB39 refer table 8.1.4 as shown.
Evidence of numerous slipped, damaged roof tiles to the valley, resulting from lack of tile clips being installed. Valley roof tiles have not been cut to leave 100mm to 150mm channels as per manufacturer’s instructions, if not rectified may lead to ingress. Information regarding installation of roof tile valley is shown below.
Water ingress is event related due to the recent weather events. Upstairs bedrooms have suffered water ingress resulting in damage to the internal ceiling. This may be more extensive on the upper side of the ceiling
Evidence of previous repair to a broken roof tile to the main roof using silicone, which has no longevity, this is a probable cause of ingress. Also, evidence of damaged water courses to the roof tiles in various areas, if not rectified this will lead to ingress.
Evidence of whirlybird which has been sealed up from a previous repair using silicone, this has no longevity and breaks down under the sun’s UV rays. This does not comply to manufacturer’s
instructions and is likely to trap in water and lead to ingress.
Evidence of slight cracking due to thermal movement to the ridge caps and weep holes are not present, non-compliant to NCC, refer 3.4 as shown.
Lead Dektite has not achieved the 150mm of effective coverage over the roof tiles, if not rectified this will lead to ingress, noncompliant to SA HB39 refer table 8.1.4 as shown above in #1.
Evidence of numerous slipped, damaged roof tiles to the valley, resulting from lack of tile clips being installed. Valley roof tiles have not been cut to leave 100mm to 150mm channel as per manufacturer’s instructions, as shown in #1, if not rectified may lead to ingress.
Evidence of whirlybird, which has been sealed up from previous repairs using silicone, this has no longevity and breaks down under the sun’s UV rays. This does not comply with the manufacturer’s instructions and is likely to trap in water and lead to ingress.
Evidence of previous repairs to the lead flashing using silicone, which has no longevity. Lead flashing has insufficient upstands as the lead has dropped behind the wall panels producing gaps and beside the roof tiles creating a cavity, as a result of no support. This is causing ponding and is a probable cause of ingress.
Evidence of slight cracking due to thermal movement to the ridge caps and weep holes are not present, non-compliant to NCC refer 3.4 as shown in #2.
Evidence of damaged water courses to the roof tiles in various areas, if not rectified this will lead to ingress.
Lead flashing has been sealed up from a previous repair using silicone, which has no longevity and breaks down under the sun’s UV rays. This is likely to trap in water and lead to ingress. Also lead flashing has not achieved the 150mm of effective coverage over the roof tiles, non-compliant to SA HB39 refer table 8.1.4 as shown above in #1.
There is no evidence of sarking present to the elevated level or the lower level, and the pitch of the main roof is approximately 16.75 and the lower roof is 15- degrees as shown, this does not comply with the manufacturer’s instructions. The minimum roof pitch for this design of tile is 20-degree pitch without sarking and 15- degree with sarking.

Conclusion Of Murwillumbah Roof Inspection

There are many issues highlighted in this report caused by lack of maintenance, repairs, and faults. These issues have been aggravated by extreme recent weather events. Numerous attempts at repairs to the roof are evident that have only provided a temporary fix. It would be beneficial to have these issues rectified to increase longevity.

Reference Images Used In Roof Condition Report

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Building Code References

One of the key tasks of this Murwillumbah roof inspection was to check compliance with 3.5.1.2, Roof Tiling:

(a) Roof tiles, complying with AS 2049, must be installed, fixed and flashed in accordance with the relevant provisions of this Part.
(b) Roof tiles on roofs with a pitch of not less than 15 degrees and not more than 35 degrees must be fixed in accordance with Figure 3.5.1.1.
(c) Fixings for roof battens and batten sizes must comply with Part 3.4.3.
(d) All tiled roof flashings, ridge and hip tiles must be installed in accordance with Figure 3.5.1.2
(e) Lead flashings must not be used on any roof that is part of a potable water catchment area.
(f) Sarking must be installed under tiled roofs in accordance with Table 3.5.1.1b
(g) Where sarking is installed, an anti-ponding device/board must-
1. Be provided-
  1. On roofs with pitches of less than 20°; and
  2. On all roof pitches where they are no eaces overhand; and
2. be fixed along the eaves line from the top of the fascia back up the rafter with a clearance of approximately 50mm below the first batten
(h) All water discharged from a gutter valley or downpipe onto a tiled roof must be prevented from inundating or penetrating the tiling by the provision of-
1. a spreader pipe; or
2. a flashing; or
3. sarking installed with a minimum width of 1800mm either side from the point of discharge and extended down to the eaves gutter

References were also made to the following building standards:

3.4 Bedding And Pointing

Bedding and pointing that is used to hold down, align, weatherproof, infill and decorate the verge, eaves and junction and accessories shall be in accordance with this Clause.

NOTES:

Ridge tiles and fittings may be laid without bedding or pointing provided they can be adequately installed by other means.
Bedding and pointing applied to horizontal ridge tiles should include the formation of weep holes to permit drainage.
Structural movement may result in the cracking of bedding and pointing

Mix proportions for mortar mixes used for bedding or pointing shall be as follows:

Cement mortar for bedding (1:4) 1 cement, 4 ±0.4 san minimum by volume
Cement mortar for pointing (1:3) 1 cement, 3 ±0.3 sand minimum by volume

3.6 Workmanship

The cutting of tiles at ridges, hips, verges and valleys shall be neat and shall present a straight line. Cut tiles at ridges and hips shall be supported in the same plan as adjacent tiling and shall be secured.

NOTES:

The pointing should be regular in appearance, and should have uniform colour and texture
The pointing should be trowelled off to provide a neat appearance
Due to the composition of flexible pointing, some minor surface imperfections are acceptable