West End 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 West End Roof Inspection Report

  • Minimum roof pitch for corrugated profile roofing is 5-degrees depending on rainfall intensity. Roof sheeting has not been installed to manufacturer’s installation instructions. Brisbane has 305mm/h intensity for a 100 year event meaning the required pitch for this length should be around 10 to 12-degrees.
  • Mould build up at sheet laps throughout the roof. It is evident moisture is being trapped in the anti-capillaries of the sheeting with potential to cause ingress and reduce longevity as the trapped moisture will result in corrosion.
  • Anchor points throughout the roof are trapping moisture and debris that will result in ponding corrosion over time.
  • Heavy use of silicone to all the Dektite penetrations of the vent pipes. Silicone has no longevity due to breaking down under the sun’s UV rays and the original installation of the Dektites is noncompliant to SA HB 39 refer 8.6.1, total drainage of the roof is required.Tray flashings and new black Dektites will remedy this.
  • Top barge capping has been silicone sealed to the sheeting for unknown reasons, potentially previous ingress. This results in trapped moisture from condensation that leads to corrosion. Possibly the flashing coverage of the roof sheeting is non-compliant, unable to determine due to the silicone.
  • Diverters have been installed to the barge cappings due to non-compliant installation of the barges. Barges must provide 3-degree fall back towards the roof to prevent run-off from staining walls and dripping etc.
  • Eaves guttering in fair condition, very minor ponding and debris build up is evident. Ongoing maintenance will remedy this and give longevity.
  • Screws have been removed and reinstalled in a new position of the sheeting, old holes have been riveted and sealed.
  • 10% of the screws require replacement due to split/blown washers to prevent possible future ingress.
  • Eaves guttering in fair condition, very minor ponding and debris build up is evident. Ongoing maintenance will remedy this and give longevity.
  • As with Building A the roof sheeting is pitched below manufacturers installation instructions. See item #1.
  • Non-compliant installation of barge
    cappings as they fall to the outside of the building and not towards the roof. See item #5 for compliance.
  • Downpipe spreaders are non-compliant as they are discharging onto sheet laps and against the direction of water flow.
  • Heavy use of silicone to all the Dektite penetrations of the vent pipes. Silicone has no longevity due to breaking down under the sun’s UV rays and the original installation of the Dektites is noncompliant to SA HB 39 refer 8.6.1, total drainage of the roof is required. See item #3 for compliance.Tray flashings and new black Dektites will remedy this.
  • Anchor points throughout the roof are trapping moisture and debris that will result in ponding corrosion over time. See item #2 for compliance.
  • Flashings should have a minimum upstand of 100mm and 50mm material coverage, given there is heavy use of silicone in these areas this has not likely been achieved.
  • Across the top of the roof there is evidence of mould. Whilst the flashing coverage is noncompliant to SA HB 39 refer 8.1.4, it is likely the low pitch of the roof is allowing moisture into sheet laps and onto the insulation.
  • Skylight dome is heavily reliant on silicone as the connection reaches the end of its serviceable lifespan.
  • Sheeting has been back lapped in these 2 areas. This results in trapped moisture from condensation between the sheets causing corrosion over time.
  • Several fasteners throughout the roof have split/blown washers. This can result in ingress if not remedied.
  • Minor corrosion to sheeting occurring.
  • Eaves guttering in fair condition, very minor ponding and debris build up is evident. Ongoing maintenance will remedy this and give longevity.
  • Access hatch soaker flashing has reached the end of its serviceable lifespan. Moisture was present to the wool during the inspection and there is water staining on the ceiling below. I also note the flashing coverage of the back and side flashings to be noncompliant. See item #17 for compliance.
  • Heavy use of silicone to all the Dektite penetrations of the vent pipes. Silicone has no longevity due to breaking
    down under the sun’s UV rays and the original installation of the Dektites is noncompliant to SA HB 39 refer 8.6.1, total drainage of the roof is required. See item #3 for compliance. I also note there are several penetrations on this roof affecting the anti-capillary of the sheet lap and ingress is very likely in these areas.Tray flashings and new black Dektites will remedy this.
  • Roof is pitched at 2-degrees which is the minimum for the sheet profile. However, there is widespread severe to minor foot traffic damage across the entire roof. This is resulting in ponding occurring in several areas that will eventually corrode the roof. See item #2 for compliance on ponding corrosion.
  • Some repairs have already been carried out although poorly executed. Severe dents need to be pulled out and a small, localised repair installed in the form of a cap flashing.
  • Ponding corrosion occurring at disused static line supports.
  • Fatigued flashing connections throughout and they reach the end of their serviceable lifespan.
  • Corroded fasteners across the roof area. Replacement required to prevent the spread of corrosion to the sheeting. Approx 40% of the screws need replacing.
  • Sheet ends are not turned down to manufacturers installation instructions. This causes moisture to travel under the sheet and sit at the first purlin resulting in corrosion to the sheeting.
  • Barge flashing in this location although compliant with 150mm roof coverage does not give the added protection of 2 rib coverage which gives a pan protection. Minor potential for ingress in this area.
  • Ingress likely in this area as the flashing is lapped against direction of flow. Tray flashing to the apex will remedy this.
  • Ingress potential is high in this location due to the vent pipes blocking water flow of the pan right next to the apron flashing. It is likely ingress has occurred previously in this location due to the sealing of the flashing to the sheet, this only traps moisture under the flashing from condensation resulting in corrosion. Wider apron flashings will remedy this.

Inspection Site Gallery

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West End Roof Inspection Conclusion

Buildings A & B:

The pitch issues with these two roofs is concerning for reduced longevity as moisture will always be trapped at the lower ends of the sheet laps, potential for ingress and accelerated corrosion at the lower ends of the sheeting. These areas will need to be monitored.

Dektites require replacement with tray flashings installed to the apex to prevent ingress potential and extend longevity to protect from ponding corrosion. Flashing connections throughout need to be re-undersealed with silicone and fastened.

Installation of infill strip under the barge capping across the top of building B. As building A is heavily silicone sealed, replacement of this flashing is likely the more prudent option to prevent trapped moisture causing corrosion.

Building C:

Dektites require replacement with tray flashings installed to the apex to prevent ingress potential and extend longevity to protect from ponding corrosion.

Widespread foot traffic damage needs repairs carried out to the severe dents. Solar tube penetrations and the access hatch require new flashings with trays installed to the apex to give longevity.

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