Most people only see their roof from the street, which hides almost everything that matters. A roof can look tidy and still have perished underlay, failing flashings or rusted fixings, while a roof that looks tired may have years left in it. A proper inspection gets up close, looks underneath where access allows, and gives you a clear picture before you spend money on repairs, a re-roof or a property purchase.
We inspect residential and commercial roofs across Auckland and provide a written report with photos. Our reports are written by roofers, so they focus on the roof in more depth than a general building inspection, and they finish with plain advice: leave it, maintain it, repair it, or plan for roof replacement, with a rough timeframe for each.
Pricing: every roof gets a free on-site measure and an itemised written quote, with a fixed price agreed before any work starts.
Who a roof report is for
Different people need different answers from the same roof. We tailor the report to the reason you are asking:
- Homeowners: how long the roof has left and what maintenance or repairs will extend it
- Buyers: what the roof will need in the next few years, before you commit to a purchase
- Sellers: an independent report to share with buyers, and a list of quick fixes before listing
- Body corporates and landlords: a condition baseline and a prioritised maintenance plan
- Insurance claims: documented storm or impact damage with photos and a scope of repairs
What we inspect
Every inspection covers the same core checklist, adjusted to the roof type. On a steel roof that means the coating and any corrosion, laps, fixings and washers, ridging, barge and apron flashings, penetrations, valleys and spouting. On tile roofs it means cracked or slipped tiles, ridge bedding and pointing, valleys and the condition of the underlay. On membrane areas we check seams, upstands, outlets and overflows.
Where access is safe we also look inside the roof space, because that is where many problems first show: staining on framing, condensation marks on the underside of steel, daylight through the roofing, and the condition of the underlay. BRANZ research has shown how condensation can form under metal roofs when the roof space is cold and damp, which can look like a leak but needs a different fix. Our roof ventilation service covers that problem.
How It Works
What the written report includes
You receive a written report with labelled photos of each issue, a summary of overall condition, and recommendations ranked by urgency. Where repairs are needed, we describe what they involve so you can get comparable quotes from anyone, not just us. Where the roof is nearing the end of its life, we explain why and how long it is likely to last with maintenance.
For context, the general standard for residential building inspections in New Zealand, NZS 4306, describes a visual, non-invasive inspection that reports significant defects, gradual deterioration and significant maintenance required. A roof report is similar in spirit but goes deeper on the roof. Like any visual inspection, it is a snapshot on the day and not a guarantee against future problems.
Common findings on Auckland roofs
Auckland's housing stock gives us a fairly predictable list. Decramastic tiles from the 1970s and 1980s losing their chip coating and rusting from inside. Concrete tile roofs where the tiles are fine but the ridge bedding and underlay have failed. Older steel roofs with rust at laps and around nail heads. Monolithic plaster homes from the 1990s and 2000s with internal gutters and parapets that leak without obvious signs. Under the Building Code, roof cladding is expected to last at least 15 years, and many roofs we inspect are well past that.
Some older roofing materials, including fibre cement sheet such as Super Six and some decramastic, can contain asbestos. If we suspect it, we note it in the report and recommend testing before any repair, cleaning or replacement work is planned.
What affects the cost of an inspection
A roof report for a homeowner who is also getting a repair or re-roof quote is part of our free measure. Standalone reports for buyers, sellers, insurers and body corporates take more time to write up and are priced before we visit. The factors are roof size and complexity, access and height, whether the roof space is accessible, how quickly you need the report, and the level of detail required, for example a full maintenance schedule for a multi-unit building. Get in touch through our contact page for a price.
Before and after storms
After a major weather event, insurers usually want evidence of damage and a clear scope of repairs. We photograph damage, note what is storm-related and what is pre-existing wear, and provide a report you can submit with your claim. If the roof needs making safe first, our storm damage roof repairs team handles that before the full report is written.
Why Choose Cheeky's Roofers for Roof Inspections
Written by roofers
The report goes deeper on flashings, fixings, underlay and gutters than a general building inspection.
Photos for every finding
Each issue is photographed and labelled so you can see exactly what we mean.
Advice you can act on anywhere
Recommendations are specific enough to get comparable quotes from any roofer.
Honest about remaining life
If a roof has years left with maintenance, we say so rather than pushing replacement.
Roof Inspections FAQs
How long does a roof inspection take?
Time on site depends on the size and pitch of the roof and whether the roof space is accessible. We give you an estimate when you book, and the written report follows the visit.
Is a roof report the same as a building inspection?
No. A general building inspection covers the whole house at a visual level. A roof report focuses only on the roof, gutters and roof space, in more detail.
Will you walk on my tile roof?
Only where it is safe to do so without causing damage. We use ladders, careful foot placement and photos from safe positions, and note any areas we could not access.
Can you tell how long my roof has left?
We give an estimate based on condition, material and exposure, with a range rather than a single number. Maintenance can extend it.
Can I use your report for an insurance claim?
Yes. We separate storm damage from pre-existing wear and provide photos and a scope of repairs that insurers can assess.
Do you check for asbestos?
We note materials that may contain asbestos and recommend testing. We do not guess: only a lab test confirms it.
Roof Inspections by Area
Local roof inspections information for your part of Auckland:
Related Roofing Services
Roof Inspections Guides
- Asbestos Roofs in NZ: How to Tell, the Rules and Removal Cost
- Roof Underlay in NZ: Do You Need It and Which Type?
See the re-roofing cost guide or every service we offer.
Sources and further reading
- NZS 4306:2005 Residential property inspection (standard listing)
- building.govt.nz: Exemption 1.1 general repair, maintenance and replacement (15-year cladding durability)
- BRANZ: Cold roofs? Warm roofs?
- WorkSafe: Check for asbestos before high-pressure spraying on roofs (safety alert)
- COLORSTEEL: warranty and maintenance