Tweed Heads Roof Inspection Report Purpose:

Check compliance with Class 1 & 10 Buildings BCA Volume 2 – 2010 as well as  3.5.1.2 Roof tiling. Roof tiles, complying with AS 2049, must be installed, fixed and flashed in accordance with the relevant provisions of this Part. Also checking compliance with N.C.C 2016 Vol.2, AS 1562.1, AS 1562.3 & SA HB 39 2015. Where possible, we are also providing recommendations to extend longevity.

Findings & Recommendations In Tweed Heads Roof Inspection Report

  • Evidence of a broken tile in the area of ingress, this should be replaced as soon as practically possible. Works required:Replacing broken tile will stop future ingress and will increase longevity.
  • Evidence of ridge caps being recently restored throughout the property; however, weep holes are not present, non-compliant to NCC refer 3.4 as shown.
  • Evidence of numerous damaged, slipped roof tiles to the front 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.
  • Evidence of heavy debris build-up to roof valleys blocking water flow. Works required: Removing debris from valleys will stop future corrosion, ingress and will increase longevity.
  • It was not possible to inspect roof tiles in the area of ingress, due to the solar panels being in place.
  • Evidence of previous repair to the roof tile laps using silicone, resulting from water flow from the spreader. This is likely to trap in water and lead to ingress. Downpipe spreaders, non compliant to SA HB39 refer 5.7.7 as shown. Spreaders are to discharge all roof water in the direction of flow avoiding discharging onto laps of roof tiles and flashings. Sarking is also required beneath downpipes on tiled roofs, non-compliant to NCC 3.5.1.2. Sarking is installed to lower roof areas.
  • Due to the design of the roof flashing and spreader (which is non-compliant) on stormy events water is discharging onto roof flashings and ingress is possible. This will result in water getting blown under the roof flashings and causing ingress. Previous repairs using silicone to stop ingress is evident. Works required: Increase the lap of the lead flashing and making the spreader compliant will stop future ingress and will increase longevity.
  • Evidence of previous repair to lead flashing using silicone, which has no longevity and breaks down under the sun’s UV rays. Also, evidence of gap to the render detail. Rectifying these issues will stop future ingress and will increase longevity.
  • Evidence of damaged roof tiles in the areas of ingress. Works required: Replacing tiles will stop future ingress and will increase longevity.
  • Evidence that the roof tile behind the skylight has not been installed correctly as per manufacturer’s instructions and is producing a gap, Works required: Refitting roof tile will stop future ingress and will increase longevity.
  • The roof design where the gutter meets the ridge cap is a problematic area and is likely to cause ingress. Lead flashing has been lapped and has not achieved the 150mm recommended coverage. Works required: Installing lead flashing in one piece will stop future ingress and will increase longevity.
  • Evidence of numerous damaged, slipped roof tiles to the front valleys, 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 above in #1.
  • Evidence of heavy debris build-up to roof valleys blocking water flow and ingress is evident. Works required: Removing debris from valleys will stop future ingress, corrosion and will increase longevity.
  • Lead Dektite showing signs of deterioration and a gap is present, this has not achieved the 150mm recommended coverage. Works required: Installing a lead Dektite with the recommended coverage will stop future ingress and will increase longevity.
  • There is sarking present, and the pitch of the roof is approximately 26.10-degrees, as shown. The minimum roof pitch for this design of tile is 20 degree pitch without sarking and 15 degree with sarking.

Reference Images Used In Roof Condition Report

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Building Code References

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

  1. (a) Roof tiles, complying with AS 2049, must be installed, fixed and flashed in accordance with the relevant provisions of this Part.
  2. (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.
  3. (c) Fixings for roof battens and batten sizes must comply with Part 3.4.3.
  4. (d) All tiled roof flashings, ridge and hip tiles must be installed in accordance with Figure 3.5.1.2
  5. (e) Lead flashings must not be used on any roof that is part of a potable water catchment area.
  6. (f) Sarking must be installed under tiled roofs in accordance with Table 3.5.1.1b
  7. (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
  8. (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:

  1. Ridge tiles and fittings may be laid without bedding or pointing provided they can be adequately installed by other means.
  2. Bedding and pointing applied to horizontal ridge tiles should include the formation of weep holes to permit drainage.
  3. 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

5.7.7 Spreaders

  • Spreaders may be used to drain rainwater from a higher roof surface with a catchment area not exceeding 15 m2 provided the following conditions are satisfied:
  • When discharging onto a tiled roof, the lower section is sarked a minimum width of 1800mm either side of the point of discharge extending down to the eaves gutter.
  • When discharging onto a corrugated roof, a minimum width of 1800 mm on either side of the point of discharge is sealed for the full length of the side laps.
  • The increased roof water volume from the upper roof is not to enter any seam of the rood covering of the lower roof.
    No spreader is to have its discharge entering any part of any building.
  • Spreaders are to discharge all roof water onto roof coverings in the direction of flow, avoiding discharging onto laps on lower roof sheets and tiles.
  • When discharging an upper roof catchment onto a lower roof, the total roof area including the additional upper roof catchment area is to be considered for inclusion when sizing the lower roofing, gutters and downpipes.
  • Spreaders do not discharge on sheets or tiles discharging to valleys.

Conclusion Of Tweed Heads Roof Inspection

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. Previous repairs are evident, and it would be beneficial to have these issues rectified to increase longevity.

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