Purpose Of Annadale Roof Inspection

Provide a roof condition report to N.C.C 2016 Vol.2, AS 1562.1, AS 1562.3, SA HB 39 2015 The installation Code for metal Roofing and Walling and Manufacturer’s Instructions. Provide recommendations to extend longevity. Fore more information in regards to our Western Sydney roof inspection services, please click here.

• Severe foot traffic damage to new roof sheets.
• New flashing connections are noncompliant to SA HB 39 refer 8.2, no silicone underseal provided or fasteners. Also note the new flashing has been fixed to a dirty old flashing with no possible chance for a positive silicone seal.
• Flashing coverage of the dektite penetration is non-compliant to SA HB 39 refer table 8.1.4, minimum 150mm coverage required. Note the Dektite is failing at the top and requires replacement. Also note the wall flashing has no allowance for thermal movement and is non-compliant, pressure flashing required.
• Widespread foot traffic damage. See item #1 for compliance.
• Dektite penetration is blocking water flow of the sheet pan and saddles the roof and the flashing combined, ingress likely in this area. Non-compliant to SA HB 39 refer 8.6.1.
• Multiple pipe penetrations are problematic as they are very reliant on silicone and tape which break down under the sun’s UV rays and get picked apart by birds. We recommend the use of the PVC gooseneck method with this type of installation as shown below.
• Box gutters with ponding and debris are reaching the end of their serviceable life span with onset of corrosion and failing flashing connections. There are also several holes in the sole of the gutter due to a conduit being installed through it.
• Newly installed apron flashing has no allowance for thermal movement, non-complaint to SA HB 39 refer 8.1.3. Flashings fixed to the roof sheeting cannot be fastened directly to other building materials. Pressure flashing required.
• Upper gutter downpipes are cracked and have potential to cause ingress as they discharge onto flashings. Dektite have reached the end of their serviceable lifespan, replaced with black Dektites to give better longevity as gray ones have limited UV protection.
• Widespread foot traffic damage. See item #1 for compliance.
• Fatigued grey dektite requires replacement.
• Eaves gutter reaching the end of its serviceable lifespan.
• Newly installed box gutter is compliant and without any evidence of ponding.
• Flashing coverage of the penetration is non-complaint to SA HB 39 refer table 8.1.4. See item #3 for compliance. Given the use of Wetseal ingress is likely occurring.
• Box gutter reaching the end of its serviceable life span with ponding occurring and heavy use of Wetseal throughout indicates likely ingress.
• Box gutter reaching the end of its serviceable lifespan with ponding occurring and heavy use of Wetseal throughout indicates likely ingress.
• Multiple pipe penetrations are problematic as they are very reliant on silicone and tape which break down under the sun’s UV rays and get picked apart by birds. We recommend the use of the PVC gooseneck method with this type of installation.
• Corroded fasteners should be replaced to prevent corrosion spreading.
• Multiple pipe penetrations are problematic as they are very reliant on silicone and tape which break down under the sun’s UV rays and get picked apart by birds. We recommend the use of the PVC gooseneck method with this type of installation.
• Fatigued Dektite requires replacement.
• Eaves gutter with mild ponding due to non-compliant falls, AS 3500.3 refer 4.5.3.
• Ventilators with apron flashing that have insufficient roof coverage, non-compliant to SA HB 39 refer 8.14. Potential for wind driven rain ingress. Note also fasteners are corroded in several locations and should be replaced as well installing new top tray flashings to remove the ponding corrosion. See item #3 for compliance.
• Whirlybirds have had tray flashings installed as the soaker flashings are likely failing, there is also potential for ingress due to insufficient flashing coverage and the Pittsburgh joins are not silicone sealed. It would be prudent to extend the tray flashings to below the whirlybirds to give better protection.
• Corroded fasteners throughout the roof require replacement.
• Flashing connections in these areas are fatigued and causing ponding corrosion. It would be prudent to tray flash these to the expansion.
• Box gutter reaching the end of its serviceable lifespan.
• Newly installed fiberglass sheeting with excessive lapping and no Lapseal tape at the bottom edge to prevent moisture being trapped between the sheets. Also note with the extra coverage fasteners have been installed without allowance for thermal movement at the bottom lap join and the ridge capping, 9mm holes should be drilled first with the fasteners to carry a 19mm washer. Sheets have not been provided with an infill strip as per manufacturer’s instructions, they have been turned up which will result in failures due to the sheeting not being flexible.
• Expansion flashing throughout has heavy debris build up underneath it likely permanently trapping moisture that is resulting in corrosion.
• Whirlybirds with insufficient flashing coverage. Some have had tray flashings installed to the top of the penetrations leaving sides still vulnerable to wind driven rain events. Also note flashings to the expansion joins are lapped against the direction of flow. See items #2,3 & 25.
• Sheet underlaps are not cut back as per manufacturer’s installation instructions. Potential for ingress and moisture to build up under the sheet laps resulting in corrosion.
• No allowance for thermal movement with the apron flashing connected to the roof and the building.
• New penetrations and flashings being installed are all compliant with sufficient coverage.
• Dektite penetration affects the anti capillary of the sheet lap. Ingress potential.
• Swarf evident around the new penetration flashings and surrounding sheeting.
• No allowance for thermal movement with the ridge capping, fatigued joins and failures occurring.
• Fatigued dektite that is also likely failing due to lapping onto the roof and the flashing.
• Ridge cap splitting likely due to foot traffic and thermal movement.
• As with item #31, debris build up in the expansion flashing is occurring. This western side expansion is not degrading as rapidly as the eastern side.
• Repairs of small sheet replacement with likely corrosion occurring and moisture build up from silicone over sealing.
• Fatigued soaker flashing connection here. It would be prudent to install a tray flashing to the apex to prevent future corrosion and ingress.
• Newly installed flashings are noncompliant to SA HB 39 refer 8.2, silicone underseal and fasteners at 40mm centres required.
• New tray flashings and dektites installed directly over the top of the old Dektites. There is no longevity in this application with fasteners already failing. Removal of old dektites and compliant flashing roof coverage required.
• End lapped sheeting with signs of corrosion.
• Flashing lapped against the direction of flow and heavily reliant on silicone. Tray flashing to the expansion required.
• No fasteners installed to the fiberglass sheeting under the walkways, no compliant to SA HB 39 refer 7.2. All sheeting must be fastened to manufacturer’s instructions. A few screws removed from the mesh walkway will enable fasteners to be installed.
• Downpipe connections fatigued, potential for future ingress if failure occurs.
• Apron flashing has no allowance for thermal movement. Flashings fixed to the roof sheeting
  cannot be fastened directly to other building materials. Pressure flashing required.
• Flashings where the roof steps are heavily reliant on silicone which has no longevity. It would be prudent to install tray flashings to the top apron flashing.
• Heavy ponding and corrosion to the box gutter. Replacement is the most viable option here as the gutter has reached the end of its serviceable lifespan.
• Downpipe penetrations to the walls are heavily reliant on silicone which has no longevity. Dektites required.
• Ponding occurring to the gutter due to a non-compliant outlet, box gutters must discharge through a sump or rain head without change to the size of the gutter.
• Non-compliant to SA HB 39 refer 5.3.3. Ponding occurring to the flashing in this location, this will result in corrosion and ingress if not rectified.
• Flashing connections reaching the end of their serviceable lifespan with failing silicone.

There are widespread compliance issues, and the entire roof area is reaching the end of its serviceable lifespan. Consideration should be given for full replacement.

Scope of works:

Items 1-7 Lower rear office roof

• Roof and components require full replacement.

Items 13-21 Upper rear office roof

• Downpipes require repairs inclusive of dektite replacement.
• Severe foot traffic damage requires localized repairs.
• Corroded roof screws require replacement.
• Flashings to penetrations require replacement.
• Fatigued box gutter requires replacement.
• AC units require the PVC gooseneck method.
• Dektites need replacement inclusive of tray flashings where required.

Items 22-52 Main roof

• Severe foot traffic damage requires localized repairs.
• Corroded fasteners throughout the roof require replacement.
• Dektites need replacement inclusive of tray flashings where required.
• All ventilator penetrations require top tray flashings replaced where this has not occurred already.
• All fiberglass bottom sheet end laps to metal sheeting require replacement of the metal sheets as well as compliant end lapping.
• Fiberglass sheeting needs to be fastened at the walkways. Including allowance for thermal movement at the ridge capping. Infill strip installed at the top of all sheets as per manufacturer’s installation instructions.
• Expansion flashings require replacement, although it is likely the roof sheeting is corroded as well and full replacement will be required (deconstructive investigation required).

Items 53-63 Front office

• Downpipes require repairs inclusive of dektite installation to walls and top hat replacement.
• Severe foot traffic damage requires localized repairs.
• Box gutters require replacement.
• Flashing connections require undersealing and fastening with tray flashings to be provided at the roof steps.
• Replace all corroded fasteners.