Why your building report flagged the roof
Building inspectors in New Zealand are generalists. They look across the whole property: framing, foundations, weathertightness, services, the lot. The roof is one part of a much bigger checklist, and there are good reasons inspectors often recommend getting a roofing specialist to look at it more closely.
There are usually three reasons a Wellington building report will tell you to engage a roofer:
- Safe access is limited. Many Wellington homes are on steep hill sections with steep roofs. Without scaffolding, an inspector can't safely access the roof. A typical report will say something like "the roof is too high, too steep, or too fragile to access safely" and then recommend a roofer for a closer look. Terracotta tile roofs in particular are almost never accessed by building inspectors.
- The inspector saw something they want a specialist eye on. Common flags in Wellington reports include deterioration on flashings, loose or lifted ridge cap pointing on tile roofs, corrosion coming through paint on older metal roofs, butynol or membrane joints that need a closer look, and incorrect fall on guttering. They name it, then send you to a roofer for the call.
- Caution in the report language. Building reports are written carefully, partly because they're a legal record. Recommending a specialist follow-up is a standard, sensible move whenever the inspector wasn't able to look as closely as they'd like.
None of these mean your roof is failing. They mean the report has raised a question that needs a roofing-focused answer.
Phrasings you may have read in your building report:
"A licensed roofer should be contacted if a more detailed report is desired."
"Requires a full assessment to determine its condition."
"Not accessed... requires further assessment by an experienced roofer."
"This is a limited review. Contact a qualified professional."
"Recommend this is assessed and replaced to prevent moisture penetration."
These all mean roughly the same thing: the inspector wants someone roofing-focused to take a closer look before you commit.
What "engage a roofer to assess the roof" actually means
Ask for a roofing-focused assessment: someone with roofing knowledge who comes out, looks at the roof properly, and writes down what they found. Photos, observations, practical comments, and options, in a document you can look at, share with your lawyer, and refer back to.
A re-roof quote is a different thing. It prices the work; it does not tell you whether the work is needed. Be clear which one you are asking for.
Common phrasings in a Wellington building report, and what they actually mean
Building reports use careful, formal language. The common roof-section phrasings, explained in everyday terms:
"A licensed roofer should be contacted if a more detailed report is desired"
The inspector did what they could from accessible vantage points, but a roofing-focused inspection would give you a fuller picture. Standard wording, and not a red flag on its own.
"Requires a full assessment to determine its condition"
The roof type or access situation prevented the inspector from forming a clear view. Often you'll see this on terracotta tile roofs, steep metal roofs, or anywhere the inspector couldn't safely access the roof.
"Deterioration noted to flashings"
Flashings are the metal strips that seal joins where the roof meets walls, chimneys, valleys, or other roof planes. Deterioration means rust, lifting, cracking, or aged sealant. Most are repairable, but it's a finding worth understanding before settlement.
"Incorrect flashing"
The flashing isn't doing its job, either because it's the wrong type, wrong size, or installed incorrectly. Can mean ongoing water entry. Worth a closer look.
"Incorrect fall observed" (gutters)
The guttering isn't sloped correctly so water sits in it rather than draining to the downpipes. Causes premature gutter failure and overflow in heavy rain. Usually fixable, sometimes a bigger job.
"Valley gutters are high risk areas"
Valleys (where two roof planes meet at an internal angle) collect leaves and debris and are common leak points. Standard caution language. Worth checking they're clear and intact.
"Loose pointing on the ridge cap"
On tile roofs, ridge caps are bedded in mortar. Over time the pointing cracks and lifts. Reasonably straightforward to re-point, but a Wellington wind storm on loose ridge caps is not what you want.
"Corrosion coming through the paint"
Common on older painted metal roofs. The paint film has failed and rust is showing. Sometimes treatable, sometimes a signal the roof is nearing end of life. A roofer will tell you which.
"Not accessed" or "limited review"
The inspector couldn't physically get on or close to the roof. Most common on steep Wellington hill-section homes. A drone-equipped roofing assessor solves this directly.
Two reactions to avoid
Two reactions come up a lot, and both can cost you.
1. Pulling out of the deal too early
Lots of building report comments sound scarier than they are. "Recommend further investigation" and "consider replacement in the medium term" are not the same thing as "this roof has failed". Get the actual assessment before you make a call.
2. Ignoring the recommendation
The inspector flagged the roof for a reason. If you go unconditional without following up, you carry whatever's actually on that roof from settlement onwards. Wellington roofs deal with hard southerly weather, salt air on coastal homes, and steep aspects on Hutt Valley hill sections, and surprises after settlement are the expensive kind.
What to do, step by step
Your practical checklist
- Note exactly what your report flagged, and check your contract dates so you know your real deadline.
- Engage a roofing-focused assessor and ask for an assessment letter, not a re-roof quote. If access was the problem, ask whether they use a drone.
- Read the letter, ring the assessor with any questions, and forward it to your lawyer if it bears on your conditions.
- Decide with the finding in hand: proceed as is, ask for a price reduction, have the vendor sort the work, or walk away.
What to look for in a roofing assessor
A few things to check for when you choose who does the assessment.
A roofing focus
You've already had the generalist look. What you need now is someone whose only job is the roof: roofing systems, flashings, membranes, fixings, common Wellington roof types, and what tends to go wrong with them.
Drone access
If the original building report couldn't safely access the roof, the assessor needs to be able to. A drone is a quick, safe, cost-effective way to get eyes on steep, high, or otherwise difficult roof areas without setting up scaffolding for a single visit.
A written assessment letter
Something you can read, share, and refer back to: a focused letter that records what was observed, what it means in practical terms, and what your options are.
The limits of an assessment
A roof assessment looks at the visible and accessible roof areas. It is not a full building report, an engineering report, or a guaranteed leak diagnosis, and a good assessor tells you that up front.
Pricing kept separate
If the assessment flags something worth doing, getting pricing should be a separate, optional step rather than built into the assessment itself.
Timing on a conditional contract
On a conditional contract you usually have only a few days of slack. Most New Zealand conditional periods run 10 to 15 working days, and you want the roof assessment back with enough time to act on it before the clock runs out. As soon as your building report flags the roof, get on the phone or get an enquiry in.
A roof assessment strengthens your negotiating position
Once the building report flags the roof, the question exists whether you act on it or not. A clear roof assessment gives you one of three things:
- Confidence that the roof is fine and you can move forward.
- Specific information on what's actually there, so you can ask for a price reduction or repair work with a factual basis.
- A clean exit, before you're locked in, if what turns up is beyond what you're willing to take on.
How Aerial Assess can help
Aerial Assess is a Wellington-based, drone-assisted roof inspection and assessment service. We do what your building report is asking for: a roofing-focused look at the visible and accessible roof areas, with a written assessment letter you can hand to your lawyer or vendor as needed.
We cover Wellington, the Hutt Valley, Porirua, the Kāpiti Coast, and Wairarapa, drone-assisted where it gives us a better view. There is no obligation to use us for any work the assessment turns up.
Common questions
How is this different from the building report I already have?
A building report covers the whole property at a generalist level. A roof assessment is roofing-focused and goes deeper on just the roof, ideally with drone access to areas your inspector could not safely reach. Both are useful. They are not the same thing.
Can you really tell what's going on from drone footage alone?
For visible and accessible roof areas, yes, drone footage gives a very clear picture, often more detailed than a ground-level or ladder-edge look. We do not promise X-ray vision through the cladding, and we do not promise a guaranteed leak diagnosis from any inspection method. What we do is tell you clearly what we observed and what your practical options are.
How much does a Wellington roof assessment cost?
It depends on the size of the roof, the type of property, the access, and what you need from the letter. We price each job and give you a fixed price up front before you commit. Get in touch using the enquiry form or call 022 058 7070.
Can the assessment be done before my conditions go unconditional?
Usually yes, provided you get in touch early. Tell us your deadline when you make the enquiry and we will do everything we can to fit it in, and be straight with you if we can't.
What if the assessment flags repair work needed?
If something worth doing comes up, we can arrange pricing through a Wellington roofing business we work with. It is completely optional, there is no obligation, and the assessment fee does not change either way. You can take the assessment letter to any roofer you like.