Buying a Wellington Villa? Questions to Ask About the Roof

Character villas and bungalows are a big part of Wellington's housing, and many still carry roofs that are decades old. A building report gives you a starting point, but the roof deserves its own set of questions before you commit.

What is the roof made of, and how old is it?

Long-run iron, corrugate, concrete tile, terracotta and Decramastic all age differently. Ask the vendor or agent for any records of when the roof was last replaced or recoated. A painted iron roof that has been well maintained can still have plenty of life, while one with rust at the laps and fixings may be near the end.

Has it leaked, and what was done?

Ask directly about past leaks and repairs. A tidy repair to a flashing is reassuring. A string of patches in different spots can suggest a roof that is wearing out across the board. Look for stains on ceilings, especially near chimneys and in the back rooms where lean-tos meet the main roof. Our guide to what happens after storm damage explains how insurers look at older damage.

Is there asbestos to think about?

Some older Decramastic roofs and certain roofing materials from past decades may contain asbestos. If there is any doubt, testing before work starts is sensible, and it can affect how any future repair or replacement is planned.

Is the structure sound?

Sagging ridgelines, uneven planes or soft spots at the eaves can point to issues with the framing below. These are worth a closer look by someone who knows older timber homes.

Repair, restore or replace?

Roof Repair Wellington says most of the jobs it is called to are solved with a targeted repair or restoration rather than replacement, so an old roof is not automatically a new roof. Still, there is a point where rust is widespread, fixings are failing and the underlay has had its day, and that is when a full re-roof makes more sense. Getting a roofer's view early helps you plan.

If the house has a flat-roofed extension, read our notes on flat roofs too. Flat sections are often the first part of an older home to give trouble.