Maintaining a watertight roof is one of the smartest investments a Perth home-owner can make. Yet many people only think about their roof when a sudden storm lashes tiles into the back garden or the first damp patch appears on the ceiling. Below is a detailed look at what qualified building inspectors look for during roof inspections as part of a pre-purchase building inspection, and how a thorough roof assessment protects both property value and family safety.
Why Roof Inspections Matter in Perth’s Climate
Perth enjoys more sunny days than any other Australian capital, but that sunshine comes with intense UV radiation, thermal movement, coastal salt spray and the occasional winter deluge. Together, these forces adversely affect roofing materials. The WA Department of Fire and Emergency Services notes that 70 per cent of emergency call-outs after strong winds involve roof damage.
Wind, salt and sun – the big three
Wind uplift: Localised gusts whip under loose sheeting and tiles, wrenching them free.
Salt corrosion: Coastal suburbs from Fremantle to Rockingham sit inside the C3 corrosion zone mapped by Standards Australia.
UV degradation: Bitumen-based sarking and flexible pointing can become brittle.
Standards and Regulations Guiding Roof Inspections in WA
According to AS 4349.1-2007, roof inspections in a pre-purchase building inspection focus on two main areas: the roof space and the roof exterior. These sections are inspected where safe and reasonable access is available. Together, they form the foundation of a professional roof assessment that identifies major structural defects and provides an overall opinion of the roof’s condition.
Scope of a Roof Assessment
A roof inspection is a visual appraisal only. Inspectors assess accessible areas of the property to highlight major defects in the roof structure and comment on its general condition. Non-structural elements such as roof plumbing or decorative roof coverings are excluded. The adequacy of roof drainage as installed is also outside the scope of a structural report.
Core Elements of a Professional Roof Inspection
Roof Exterior
During a pre-purchase roof assessment, inspectors visually check the roof exterior where it can be accessed safely. The table below summarises common items reviewed:
| Inspection items/parts | Inspection areas (fields) of an item | Example and/or inspection consideration |
| Roof Tiles | Shingles and slates Sheet roofing Gables Roof flashing | Cracked and broken Loose, decay Rusting, nails popping |
| Skylights vents and flues | Flashing | |
| Valleys | Rust | |
| Flashing | Rust | |
| Guttering | Rust | |
| Downpipes | ||
| Eaves, fascias and barges |
This structured approach ensures the roof inspection covers all critical external elements.
Roof Space
The roof space provides vital information during a roof inspection. Where safe access exists, inspectors examine the following:
| Inspection items/parts | Inspection areas (fields) of an item | Example and/or inspection consideration |
| Roof covering | ||
| Roof framing | Physical damage, deterioration Inappropriate modification | |
| Sarking | Integrity | |
| Party walls | Integrity | |
| Insulation |
By including the roof space in the roof assessment, inspectors can uncover hidden damage not visible from outside.
Limitations of Roof Inspections
Not every part of the roof can be inspected. AS 4349.1-2007 requires that roof inspections cover only areas that are both safe and reasonably accessible at the time. The inspector makes this judgement on site. Where space is too tight or unsafe, those sections will not be reported on until safe access can be arranged.
An elevated area, including the roof, roof space, or crawl space, will only be inspected if:
Safe and reasonable access is available at that height, or
An unobstructed line of sight is possible from safe use of a 3.6 m ladder, with building elements close enough to appraise.
This ensures the roof assessment remains accurate and safe without unnecessary risk.
Roof Assessment Dimensions for Reasonable Access
The standards define what counts as “reasonable access” during roof inspections:
| Area | Access Hole (mm) | Crawl Space (mm) | Height |
|---|---|---|---|
| Roof Interior | 400 × 500 | 600 × 600 | Accessible from a 3.6 m ladder |
| Roof Exterior | – | – | Accessible from a 3.6 m ladder placed on the ground |
A 3.6 m ladder is considered safe for one operator. Where these conditions cannot be met, inspectors may recommend using specialist equipment and rescheduling the roof assessment. Low-pitch or flat roofs often limit access to the roof space, making parts of the inspection impossible without additional measures.
How a Roof Assessment Differs from a Quick Visual Check
Householders often climb a ladder, glance at a few tiles, and assume everything is fine. A professional roof assessment goes much further.
Tools and tech inspectors use
Thermal imaging pinpoints wet insulation before stains appear inside.
Drones capture high-resolution images of steep or multi-storey roofs where physical access is unsafe, as permitted under CASA rules.
Moisture meters and borescopes reveal decay inside concealed cavities.
These tools, combined with trade-qualified judgement, make formal roof inspections far more reliable than DIY checks.
Typical Defects Uncovered in Perth Roof Inspections
While every home is different, certain defects are frequently uncovered during roof inspections:
Distortion, warping or twisting: A sagging roof structure that allows vermin or rain to enter.
Water penetration and damp-related issues: Leaking flashings, damaged joinery or staining within the roof space.
Recording these issues in a roof assessment gives buyers confidence when negotiating repairs or future maintenance.
What Happens After the Roof Assessment Report
A well-crafted report lists each defect, cites the breached Standard, grades the urgency and supplies photographic evidence. For major structural concerns, inspectors may recommend a follow-up structural inspection or construction inspection . Minor maintenance items, such as repointing a ridge, usually go straight to a licensed roof plumber.
Where timber rot or termite damage is suspected, a further timber pest inspection may be recommended t
Final Thoughts
Pre purchase Roof inspections save Perth property owners thousands in avoidable repairs and protect families from mould, structural decay and water damage. A detailed roof assessment shines a light on hidden problems, anchors negotiations to recognised Standards and buys peace of mind.
Ready to book an inspector who treats your home as carefully as his own? Talk to Broad Building Inspections today and secure your next pre purchase roof inspection with a 24-hour turnaround report.