Varsity Lakes 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 and Manufacturer’s Instructions. Provide recommendations to extend longevity.
Findings & Recommendations In Varsity Lakes Roof Inspection Report
- Downpipe spreaders are non-compliant to SA HB 39 refer 5.7.7, spreaders should not discharge onto flashing or against direction of roof water flow.
- Flashing coverage is under the required 150mm roof sheet coverage, however I do note the coverage gives a dry pan of the roof sheet and is sufficient to prevent against wind driven rain events, barge cappings are fit for purpose.
- All barge cap ends. This is a design issue, generally all roof areas should discharge into a gutter, however pre-existing fascia boards extend past the gutter as opposed to finishing behind them. There is small potential the water run-off will eventually rot the timber. Barge cappings should also be installed so they fall towards the roof and not to the outside of the building where they have potential to leave staining marks.
- Coax cable is penetrating the roof and is heavily reliant on silicone which has no longevity due to breaking down under the sun’s UV rays, non-complaint to SA HB 39 refer 8.6.1, all penetrations must be flashed.
- Very minor ponding occurring at the vent pipe penetration here, installing the Dektite on a diamond or installing a try flashing can remedy this and extend longevity with minor potential for future corrosion to occur in this area. See above compliance and installation guide on Dektites below.
- Flashing connections of the sandwich panel roof have no silicone underseal and insufficient fasteners, non-complaint to SA HB 39 refer 5.8.3. Potential for future ingress and reduced
lifespan as moisture and debris can become trapped between the flashings resulting in corrosion.
- All gutter outlets spreading onto the lower roof are unconventional but given the location of the gutter there is no room for the outlet to be installed to the sole of the gutter. One in particular is discharging onto a flashing connection that is not undersealed and fastened compliantly; it would be prudent to extend the outlet further down the roof.
- Flashings and sheet ends not turned down into the gutter, potential here for water drawback to occur that could enter the sandwich panel resulting in reduced lifespan of the product.
- The ingress occurring in this location is likely an eaves gutter connection failure. Access to this area is limited by debris and sharp edges and repair is required.
- Guttering in general needs to be cleaned regularly to prevent debris and moisture build up that can lead to gutter failures from blockages and reduced lifespan from corrosion.
Conculsion Outlined In Varsity Lakes Roof Inspection Report
Overall, the roof is clean, complaint and well presented.
Reference Images Used In Varsity Lakes Roof Condition Report
Building Code References Listed In Varsity Lakes Roof Condition Report
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 roof 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.
8.7 All Other Flashings and Cappings
b) Parapet cappings: Parapet cappings to be fixed to parapet walls at intervals not exceeding 500 mm with masonry anchors and cleats that permit longitudinal expansion and contraction. A minimum fall of 3 degrees to be provided across the width of the flashing, to divert water back onto the roof coverings so as to prevent the water from dripping down the fascia causing unsightly staining.
8.6.1 Collar Flashings
Where any part of the roof surface is penetrated by any pipe, pole, duct, flue, shaft, cable or tank support, the penetration is to be flashed to prevent the entry of rainwater, and to permit the roof surface and penetrating object to expand and contract without detrimental effect to any part of the roof. In addition, particular attention is to be paid to the following:
Pondage Colar flashing to permit the total drainage of the area above the penetration
5.8.3 Fastening and sealing with sealants
Joint in aluminium/zinc, aluminium/zinc/magnesium alloy-coated steel, prepainted steel flashings and cappings are to be fastened at intervals not exceeding 40mm and silicone sealed with neutral cure silicone sealants.
Sealants are to be sandwiched between the laps of the joint to provide a positive seal and to protect the silicone sealant from exposure to ultraviolet radiation.
5.7.4 Eaves gutter outlets
All parts of eaves gutter outlets, including flanges, sealants and fasteners installed to the sole of the eaves gutter are to be level with or below the sole of the gutter.