12 min read
You’ve just bought a home in Perth. The building inspection mentioned a few things about the roof - maybe “deteriorated pointing,” “some cracked tiles,” or “recommend further assessment by a licensed roofer.” You probably nodded, noted it as something to deal with later, and focused on the settlement process.
Now you own the place, and “later” has arrived. The question is: what actually needs doing, what’s urgent, and how do you prioritise roof work alongside everything else that demands attention (and money) in the first year of homeownership?
What the Building Inspection Actually Told You
Building inspections are general assessments. The inspector looks at hundreds of items across the entire property in a few hours, and the roof is just one section of the report. There are important limitations you should understand:
Inspectors don’t walk on every roof. Many pre-purchase inspectors assess the roof from the ground using binoculars, from the gutter line using a ladder, or by using a drone. They can’t see everything from these positions - hairline cracks in tiles, the condition of pointing at close range, or subtle sagging in the roofline may not be visible.
Reports use general language. Terms like “deteriorated pointing,” “tiles nearing end of serviceable life,” or “recommend specialist assessment” are common. These phrases tell you something needs attention but don’t tell you how urgently or what the fix will cost.
Inspectors aren’t roofers. A building inspector is a generalist who assesses the overall condition of the property. A licensed roofer will identify specific issues, recommend specific solutions, and provide accurate costs. The two assessments serve different purposes.
The inspection is a snapshot. The report captures the roof’s condition on the day of inspection. It doesn’t predict what will happen in the next twelve months - a storm event, a falling tree branch, or an unusually harsh summer can change the situation quickly.
The practical takeaway: treat the building inspection as a flag that the roof warrants further investigation, not as a comprehensive roofing assessment. An independent roof inspection by a licensed roofer is the next step.
Getting a Proper Independent Inspection
Now that you own the property, you can get a thorough roof inspection without the time pressures of the buying process. A proper roof inspection by a licensed roofer includes:
- Full roof surface walk - inspecting every tile, every ridge cap, every flashing, and every penetration from up on the roof
- Close inspection of pointing and bedding - checking the condition of mortar bedding and flexible pointing along all ridge lines
- Valley and flashing assessment - checking valley trays, step flashings, and penetration flashings for corrosion, gaps, and sealant failure
- Gutter and downpipe condition - rust, sag, leaks at joints, adequate fall
- Eave linings and fascia - checking for rot, damage, or gaps
- Roof cavity inspection - looking at the timber structure, insulation condition, ventilation, and any signs of past or present leaks
- Evidence of pest activity - signs of rat, possum, or bird entry
The roofer should provide a written report with photographs, identified issues, recommended actions, and approximate costs. This gives you a clear picture of what you’re dealing with and lets you make informed decisions about priorities.
How to Prioritise: Safety, Protection, Then Cosmetic
Not everything needs doing at once. Here’s a sensible framework for prioritising roof work on a newly purchased home.
Priority 1: Safety and Structural Issues
These need addressing promptly - ideally within the first few months:
Active leaks - any leak that’s admitting water into the building needs immediate attention. Water damage compounds rapidly - what starts as a stain on the ceiling becomes mould in the cavity, rot in the timber, and damaged plasterboard. The cost of fixing a leak early is a fraction of fixing the cascade of damage it causes if left.
Structural concerns - sagging roof sections, broken or missing battens, cracked rafters or trusses, or any signs of structural failure. These are rare but serious. If the inspection flagged structural issues, get a structural engineer’s assessment before anything else.
Loose or missing tiles - any tile that’s displaced, broken, or missing is an immediate leak risk and (if it comes off entirely) a hazard to people and property below. Replacing individual tiles is a relatively inexpensive repair that shouldn’t wait.
Damaged flashings - flashings around chimneys, pipes, walls, and valleys are critical waterproofing elements. If they’re corroded through, lifted, or missing, water is getting in - even if you haven’t noticed staining yet.
Electrical hazards - if there are signs of pest activity in the roof cavity, have an electrician check the wiring for gnaw damage before you do anything else.
Priority 2: Protection and Prevention
Once safety issues are addressed, focus on work that protects the roof from further deterioration. This is the category that prevents small problems from becoming expensive problems:
Repointing ridge caps - if the pointing is cracked, peeling, or missing, the ridge caps are vulnerable to wind lift and water penetration. Repointing is one of the most cost-effective maintenance tasks because it protects a critical junction on the roof.
Replacing deteriorated valley trays - valleys handle large volumes of water runoff. A corroded or damaged valley will eventually leak, and because valleys concentrate water flow, the volume of water entry can be significant.
Gutter repairs - rusted sections, leaking joints, and sagging gutters all cause water to go where it shouldn’t. Gutter replacement or repair protects fascia boards, eave linings, and the building’s foundations from water damage.
Sealing penetrations - checking and resealing around plumbing vents, exhaust ducts, and any other roof penetrations. Failed seals are one of the most common leak sources on Perth roofs.
Addressing biological growth - heavy lichen growth is actively damaging tile surfaces. Cleaning and treating lichen now prevents further surface degradation that makes future restoration more expensive.
Priority 3: Cosmetic and Enhancement
These are the “nice to have” items that improve appearance and add value but aren’t urgently needed:
Full roof coating/painting - a new roof coating dramatically improves the appearance of the home and adds a protective layer to tile surfaces. It’s a significant investment and should be done after all repairs are complete so the coating goes over a sound, well-prepared surface.
Colour change - if you want to change the roof colour, this is done as part of the coating process. Plan it in conjunction with any house repainting for a coordinated result.
Cleaning only - if the roof is structurally sound but dirty, a pressure clean without restoration improves appearance at a lower cost than a full restoration.
Timing Your Restoration With Other Renovations
If you’re planning renovations on the new property, the sequencing matters:
Do the Roof Before External Painting
If you’re painting the house exterior, do the roof restoration first. Pressure cleaning the roof sends dirty water down the walls. Roof coating overspray can land on freshly painted surfaces. Scaffold for the roof can damage fresh paintwork on the walls. Getting the roof done first means any mess is cleaned up when the walls are painted.
Do the Roof Before Solar Panel Installation
If you’re planning solar panels, restore the roof first. Panels sit on the roof for 20-25 years, and you can’t easily paint or repair the roof underneath them. Getting the roof into top condition before panels go on means the coating and repairs last the life of the solar installation without needing to remove and reinstall panels for roof maintenance.
Coordinate With Gutter Replacement
If the gutters need replacing, coordinate this with the roof restoration. The roofer can replace gutters as part of the overall project, and it avoids paying for scaffold access twice.
Consider the Season
Perth’s best roofing conditions are in the drier months - October through April. Winter rain interrupts work, delays curing of coatings, and can compromise the quality of pointing and bedding. If you settle on a property in autumn, plan the restoration for the following spring or summer.
Budgeting for Roof Work in the First Year
Roof work is an investment, and knowing what to budget helps you plan your first year’s finances realistically.
Individual repairs (replacing tiles, repointing sections, fixing flashings): These can range from a few hundred dollars for minor work to $2,000-$5,000 for more extensive repairs. This is the category to budget for if the roof is fundamentally sound but has specific issues.
Full roof restoration (clean, repair, repoint, coat): For a typical Perth three-bedroom home with a concrete tile roof, a full restoration typically ranges from $6,000 to $15,000 depending on roof size, condition, access requirements, and coating system used. Premium coating systems and larger or more complex roofs push toward the upper end.
Gutter replacement: $3,000-$8,000 for a full house depending on length, material, and profile.
If the building inspection flagged significant roof issues and the roof is more than 20 years old without a restoration, budget $10,000-$15,000 for a comprehensive restoration in your first year. You may not need all of it, but having the budget available means you can act on the roof inspection findings without delay.
Many roofing contractors offer payment plans or can stage the work to spread costs. Priority repairs can be done immediately, with the full restoration scheduled for later in the year when finances allow.
Warranty Transfers From the Previous Owner
If the previous owner had roof work done, check whether any warranties are transferable:
Workmanship warranties from roofing contractors are sometimes transferable to new owners, sometimes not. Contact the contractor directly - they may be willing to transfer the warranty, especially if the work was recent.
Product warranties from coating and paint manufacturers (such as Dulux) are typically tied to the property rather than the owner, particularly when applied by an accredited applicator. The warranty should transfer automatically, but verify by checking the original warranty documentation or contacting the manufacturer.
Ask the vendor - during settlement, or even after, ask the previous owner for copies of any roof work invoices, warranty certificates, and contractor contact details. This information is valuable even outside of warranty because it tells you what work was done, when, and by whom.
If warranties do transfer, understand their terms. Most workmanship warranties require the homeowner to perform reasonable maintenance. Neglecting maintenance can void the warranty.
Pre-Existing Damage Not in the Inspection
Sometimes you discover roof issues after moving in that weren’t mentioned in the building inspection report. This happens for several reasons:
- The damage wasn’t visible from the inspector’s vantage point
- The issue was latent (hidden) - internal corrosion, concealed rot, slow leaks that hadn’t yet produced visible staining
- The damage occurred between the inspection date and settlement
- The inspector missed it
Your options depend on the circumstances:
Review the inspection report carefully. The report may have flagged the general area with a recommendation for specialist assessment. If it did, the inspector fulfilled their obligation - they identified a concern and recommended further investigation. The onus was on you (or your conveyancer) to follow up.
Contact the building inspector. If the damage is significant and was clearly visible but not reported, you may have a claim against the inspector’s professional indemnity insurance. Building inspectors carry this insurance specifically for this situation.
Contact the vendor. If the vendor actively concealed known defects (for example, painting over water-stained ceilings without disclosing the leak), this may constitute misrepresentation. Seek legal advice.
In practice, most unreported roof issues fall into the category of items that were difficult to see during a general inspection. The pragmatic response is to address them as part of your overall roof maintenance plan rather than pursuing claims that may cost more in legal fees than the repairs themselves.
Setting Up Ongoing Maintenance
Once you’ve addressed the immediate issues and completed any necessary restoration, establish a maintenance routine that keeps the roof in good condition:
Annual Visual Inspection
Walk around the property once a year (spring is a good time) and look at the roof from the ground. Use binoculars. You’re looking for:
- Tiles that have shifted or are missing
- Ridge caps that have moved
- Visible cracking in pointing
- Staining or biological growth developing
- Gutter sagging or overflowing during rain
- Any debris on the roof surface
Gutter Cleaning
Clean gutters at least twice a year - once before winter (May) and once after the autumn leaf fall. If you have significant tree cover, you may need more frequent cleaning. Consider gutter guards if leaf litter is a persistent problem.
Tree Management
Keep overhanging branches trimmed back from the roof. Trees are the biggest single contributor to roof maintenance issues - leaf litter blocks gutters, branches damage tiles, shade promotes biological growth, and root-fall stresses structures.
Professional Inspection Every 3-5 Years
Have a licensed roofer inspect the roof every 3-5 years. They’ll identify issues that aren’t visible from the ground and catch problems before they become expensive. This is particularly important as the roof coating ages and tile surfaces weather.
Keep Records
Maintain a file with all roof-related invoices, inspection reports, warranty certificates, and photographs. This documentation is valuable for insurance claims, warranty claims, and when you eventually sell the property.
The Bottom Line
Buying a home in Perth with an older roof isn’t a problem - it’s an opportunity to get the roof into top condition early in your ownership and then maintain it properly going forward. The building inspection gave you a starting point, but a proper roof inspection by a licensed roofer gives you the full picture.
Prioritise safety and structural issues first, protective maintenance second, and cosmetics third. Budget realistically for the work needed, time it around your other renovation plans, and establish a simple maintenance routine that prevents problems from developing.
The roof is arguably the most important component of your new home - it protects everything underneath it. Getting it right in the first year sets you up for decades of reliable performance, and the investment you make now pays dividends in avoided repairs, maintained property value, and the simple peace of mind of knowing the roof over your head is sound. When you’re ready to scope the work, you can request a quote and we’ll lay out what your roof actually needs.
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