Mosthomeowners don’t inspect their roofs until there is a problem. If you haven’t done a roof inspection you’re not alone! The two most common causes of water damage in the home come from stormwater and leaky roofs.
You should inspect your roof at least twice a year, and after every storm or severe weather event. However, don’t call for a professional roof inspection! You can do a simple, quick, and money saving inspection yourself.
Step 1:
Walk around your home’s exterior, inspecting the roof from the ground for signs of damage, sagging, and ageing. In addition, take notes of any possible problem areas or areas in need of closer inspection.
Step 2:
Identify areas with moss, algae, and piles of leaves – these areas are notorious for causing costly leaks and water damage.
Step 3:
Keep your eye out for cracked and chipped roof tiles! Hot days and cold rain often cause roof tiles to crack and chip. After heavy wind storms also check for dislodged tiles. Hail storms may puncture roof tiles, putting your roof and home at great risk for weather damage.
Step 4:
Look for missing, damaged, and aged roof tiles. This is the leading cause of roof damage. Missing tiles equal direct exposure to inclement weather, plus, they are an eyesore!
Step 5:
It is so important to clean your gutters and roof overhangs and maintain your downpipes! Furthermore, as you’re performing these essential tasks, make note of open joins and signs of rust and rot, as those are typical indicators of larger issues.
Step 6:
Look closely for granule loss (texture on roof tiles) or paint loss. Granule and paint loss indicates that tiles have aged or have been affected by severe weather. As a result, they are no longer protecting your home against damaging storms. Therefore, if you find that the surface of your tiles is deteriorating, it’s time to replace!
Step 7:
Grab Your Ladder! While on top of your roof, inspect your counter flashing. Counter flashing is a metal, waterproof strip installed over areas in need of additional moisture protection. When inspecting, note damaged, cracked, and shrinking sealant around the edges of the counter flashing. In addition, if you find that the seal has deteriorated, your roof and ceiling will be highly-vulnerable to water damage.
Step 8:
Does your roof have space between the roof finish and the ceiling (roof space)? If not, skip this step! If your home does have roof space, look for signs of water penetration under the roof.
You’ve Completed the Roof Inspection, Now What?
After you’ve completed the roof inspection, take some time to review your findings. Did you stumble across any potential problem areas or major concerns? If so, contact a local professional immediately. Remember, a smart homeowner is a pro-active homeowner! Fixing minor problems and concerns before they become disasters is the key to stress-free home maintenance.
Roofs are the first line of defence against South Africa’s diverse climate. Yet, they are also one of the most common sources of defects during inspections. Understanding roof problems is vital for buyers, because many of these issues connect directly to common safety issues in homes. In this guide, you will find inspection defects explained in detail to help new buyers make informed choices.
Tile Roofs
Tile roofs are popular, but they are vulnerable to damage. Cracked or missing tiles often result from hailstorms or strong winds. Poorly installed ridge tiles and blocked valleys can cause water to back up, leading to leaks, and these common roof problems are explained further through regular inspection reports.
Risks:
Damp ceilings and mould growth.
Structural timber damage if leaks persist.
Reduced roof lifespan.
Tip: Inspect tiles annually, especially after storms, and replace damaged tiles promptly to prevent minor roof problems from becoming bigger issues; have any inspection defects explained to you by a professional, if possible.
Metal Roof Sheeting
Metal roofs are durable, but they face unique challenges. Corrosion is common in coastal or industrial areas. Loose fasteners and poor overlaps allow water ingress. Flashings around chimneys, skylights, or vents often fail if not sealed correctly. When it comes to metal systems, the most critical roof problems explained by inspectors involve rust and faulty seals.
Risks:
Leaks during heavy rain.
Accelerated deterioration without protective coatings.
Noise and uplift risk in high winds.
Tip: Apply protective coatings regularly and check fasteners to ensure sheets remain secure. That way, you are more prepared if you ever need roof problems explained after a storm or accidental damage.
Flat Roof WaterproofingProblems
Flat roofs are notorious for waterproofing failures. Poor slope design leads to ponding water, while blocked outlets worsen the problem. UV exposure cracks membranes, and torch‑on systems degrade over time. Flat inspection defects explained by experts usually start with drainage and waterproofing failures.
Risks:
Persistent leaks into living spaces.
Structural damage from prolonged moisture.
Costly full‑system replacement if neglected.
Tip: Inspect slopes and outlets after rainfall, and reseal membranes every five to seven years for the best results; have the issues explained by a qualified waterproofing contractor if you are unsure about maintenance.
Why Roof Problems Matter
Roof defects are not just cosmetic. They often create common safety issues in homes, including electrical hazards from water ingress, mould growth affecting health, and structural decay. Buyers who ignore roof inspections risk expensive repairs and reduced property value. For those new to real estate, having these explained thoroughly can be a game-changer in decision-making.
Clear gutters and valleys to prevent water backup. Many inspectors recommend this step when you request to have roof problems explained during inspections.
Use qualified contractors for waterproofing and repairs.
Document roof condition during purchase negotiations.
Handling Roof Issues When Discovered
If roof problems are identified, buyers should request repair estimates and negotiate accordingly. Minor defects can be fixed before transfer, while major hazards may require professional intervention. Acting quickly prevents small issues from escalating, so always have any roof problems explained in reports before you sign on the dotted line.
Consequences of Ignoring Roof Inspections
Ignoring roof inspections can lead to escalating repair costs, health hazards, and insurance disputes. Structural failures, electrical fires, and persistent damp are not only expensive but also dangerous. Buyers who neglect inspections often face long‑term financial strain, and unfortunately, without having these roof problems explained early, surprises are common.
Conclusion
Roofs protect homes, but they are also a frequent source of defects. Tile roofs, metal sheeting, and flat roof waterproofing each present unique risks. By recognising common safety issues in homes, buyers can make informed decisions, protect their investment, and ensure long‑term safety. Ultimately, for peace of mind, having all your roof problems explained by a professional is a smart step.
WHAT IS ROOF CROCODILING AND HOW DOES IT AFFECT YOUR FLAT ROOF?
Flat roof waterproofing looks like crocodile skin. This is crocodiling!
Waterproofed concrete and composite flat roofs on residential and commercial buildings require more maintenance than sloped roofs. They react differently to sun and moisture than tiled or sheeted roofs and require more frequent maintenance to ensure they function as they should. One common problem with many flat roofs is crocodiling.
What is Crocodiling?
Crocodiling is a crazed cracking pattern on the surface of the waterproofing. It looks like crocodile skin, which is where the name comes from.
Crocodiling is a sign that your waterproofing is ageing. The sun’s UV rays dry out and damage the waterproofed surface, and after five years or more years, the coating may develop small cracks. The older your roof gets before you repair the crocodiling, the more expensive it will get.
Extreme temperature changes, changing from hot sunshine to sudden cloudbursts and rain, and even hot winter days and very cold nighttime temperatures will cause new cracks to appear and will make existing cracks worse.
Leaves and debris will allow water to pool on the membrane which, together with the elements, will hasten the deterioration of the protective coating and waterproofing itself.
Spring has arrived at last! However, you should have inspected and maintained your gutters and downpipes, roof tiling and sheeting by the end of winter. But, if you haven’t, you better do so now! They may be clogged with leaves, debris and dust.
Your roof’s structure is or will be damaged. Gutters full of debris can exacerbate this!
Gather up your ladder, a plastic bag, and your hosepipe and get busy. If you don’t, the timbers supporting your gutters may soon look like this!
If your roof does not have gutters installed, the roof structure probably has damage to the feet of the roof trusses. Check under the roof eaves for moisture damage before it’s too late.
Consider installing gutters before the roof timbers rot and fail. If they have rotted the repairs will be extensive and expensive!
Check your roof
Cut back trees and branches that deposit leaves and dead wood on the roof. Remove any debris from your roof. If you can’t do it yourself, hire a good roofing contractor to get the job done. This should be a priority. Debris prevents the free flow of rainwater off the roof! Roof tiling and roof sheeting are not 100% waterproof. These roofs are water-shedding systems rather than waterproofing systems.
Debris and dust on roof sheeting retain moisture which eventually results in the deterioration and corrosion of the roof.
Tiled roofs
Check your tiled roof while you’re cleaning your gutters! Check for broken or cracked roof tiles, dislodged tiles and cracked mortar on the ridges and hips.
If the hips and ridges of your tiled roof look like this you need to have your roof inspected and repaired!
Foot traffic easily damages the tiles on your roof. If you walk on your tiled roof you will probably cause some damage. Also, consider the safety aspect! A fall from your roof can result in serious injuries and even death. Roofing specialists should repair any defective or broken tiling.
A roof inspection and maintenance is more important than inspections of your exterior walls, windows and doors because your roof is the main component that protects you against the elements.
Any structure requires ongoing roof inspection and roof maintenance to prevent leaks. By identifying minor problems you can save yourself major repair costs in future. You can thereby also extend the lifespan of your roof considerably before needing to replace it.
Types of Roofs
Together with walls and windows, roofs are a primary component which protects the interior of the building.
There are two main types of roof systems: low-slope (flat) and steep-slope roofs.
Most multi-unit residential buildings use low-slope roofing, while townhouse buildings and single detached houses generally use steep-slope roofing.
Both roof types may be used in some buildings.
Low-slope roofs
Low-slope roofs have a waterproof membrane and a series of drains that remove water from the roof surface. As they are low-slope, these roofs must be water-tight to function properly.
The roofing membrane is applied as;
A liquid that cures or dries to form a waterproof surface,
Or fabricated from pre-manufactured sheets, joined together to create a surface, impermeable to water.
These membranes seal all openings and penetrations through the roof to prevent water leaks. With frequent roof inspections and maintenance, the membranes can provide a leak-proof for up to 20 years.
Steep-slope roofs
Steep-slope roofs have overlapping roofing materials to create a surface that, together with gravity, sheds water effectively. The roofing materials include:
Reduce the likelihood of premature leaks and ageing by regularly inspecting your roof, and doing maintenance work where necessary. Sunlight, rain, hail, wind and temperature changes gradually break down the roofing materials. Eventually, the roof will need to be replaced. However, proper maintenance and care will maximize the service life of the roof.
Roofing systems generally have an anticipated “leak-free life”. The roof should not leak over this period if properly designed, constructed and maintained. After this time the roof system may still continue to provide many years of service. Leaks will, however, occur eventually. These may increase up to a point when the entire roof will need to be replaced.
After a severe windstorm or extreme weather, inspect your roof for damage.
Proper roof maintenance reduces costly premature damage. Undetected leaks can damage the building’s structure and interior finishes.
Roof inspection, maintenance and repairs
All roofs require regular inspection. Because of safety issues, a professional home inspector or professional roof inspector should be employed for this purpose. A professional inspector has specialist knowledge, uses the proper equipment and meets all safety requirements. You, your body corporate or maintenance manager should coordinate this work.
A possible roof problem can be identified by damage to the ceilings or walls of the home. If you are renting or living in a complex, notify your body corporate or maintenance manager.
The qualified professional inspecting the roof should
be familiar with the roofing system in your building,
be able to identify potential problems, and
know how to take the necessary safety precautions while doing an inspection or maintenance work.
Specific items for roof inspection and maintenance will depend on the type of roof(s) on your building. You will find a checklist of common roof maintenance items at the end of this article.
Roof Inspection
Inspect twice a year;
in the autumn or spring to address any possible summer or winter damage, and
In the spring or autumn to prepare for the upcoming summer or winter rain.
After any storm, high winds, extreme rain or hail, inspect your roof, including flashings and other accessories. If construction has taken place on the roof, check for leaks.
The roof inspection should include the underside of the roof structure and the outside of the building. These areas may show up potential problems with your roof.
Who does the roof inspection?
Hire an InterNACHI-certified home inspector to inspect and review the condition of the roof.
A professional roof contractor should carry out any required roof maintenance. The professional will have the necessary tools and knowledge to repair identified problems. Skylights and other roof penetrations may require specialized attention. A specialist supplier or manufacturer may need to be employed.
Weathering reduces the expected service life of the roof. Furthermore, it also affects the appearance of the roof. A yellow or brown stain on the ceiling could be an indication that moisture is leaking from the roof.
Roof leaks can result from overflowing gutters or backed-up downpipes. Debris in gutters and downpipes can prevent proper water drainage. Moreover, this may also result in water backing up and overflowing into adjacent building walls and moisture damage to the roof structure.
This makes periodic roof inspections essential!
A roof inspection of your roof is the most important inspection of your home because the roof protects you against the elements.
I will do a RoofInspection and Report identifying problems with your roof. The report will include the condition of the roofing products, materials and flashings. Furthermore, the report will also include any other roof maintenance issues.
The HOME DETECTIVE offers different types of house inspections to suit every client and building!
Home Inspections:
Because of my experience and training, I offer SEVEN different types of house inspections or property assessments of buildings to suit the needs of home buyers, home sellers, homeowners, business owners, landlords, and those of you thinking of building or extending your home.
This is the most popular home inspection. My Comprehensive Inspection and Report covers every aspect of the property, including all finishes.
6 different comprehensive inspections are available depending on your inspection requirements. This can be inspections for previously owned homes, new homes or existing homes, or properties.
a) Home-buyers inspection or buyers’ inspection
Buying a home is one of the most important and expensive transactions you can make.
A professional home inspection can help you optimise your investment by identifying issues before you finalise the purchase and price of your new home. This inspection will save you money in the long run and prevent the stress associated with such a large investment.
Importantly, with this purchase, you must remember to insert a home inspection contingency in the Offer To Purchase and negotiate a contingency period with the seller.
Before moving into a newly built home, the need for a professional home inspection cannot be more important!
A home inspection (snag list) is performed to validate the finishes and condition of your home’s components. In addition, the snag list can be done before you take occupation or during the 90-day patent defect period after you have taken occupation.
Follow-up inspections are also provided if required.
I will check out all the main systems of your home—roof, walls, foundation, air-conditioning, electrical, plumbing, etc. In addition, I will flag anything that might be starting to malfunction.
I will uncover problems you have not noticed. I will detect the little signs that something is starting to go wrong. This may be small cracks, spots, uneven wear, or fixtures such as a geyser reaching the eventual end of its life. Furthermore, I will also make you aware of the regular maintenance you should be doing in your house.
A seller’s inspection of your home can help you sell it more easily, faster, and potentially more profitably. It is also a great marketing tool!
Rather address issues before, rather than waiting until negotiations begin, because it can result in lower offers, delayed closing, or lower selling prices.
Having a Rental Inspection Report as part of a written tenancy agreement is advantageous for both the landlord and tenant.
Rental Housing, Unfair Practices Regulations, and Consumer Protection Acts dictate the practice around rental inspections and the refund of the damage deposit.
The landlord and the tenant must undertake both ingoing and outgoing inspections as required by the Rental Housing Act. However, if either party cannot attend, they may send an assigned representative on their behalf.
Landlords or rental agents who have not conducted a property inspection when the tenant takes occupation will be unable to take action if the rental unit has been damaged during the rental period.
Generally, a landlord or rental management agent can withhold the rental deposit to mitigate any financial cost of repairing any damage to the rental unit. However, if no property inspection was done beforehand, they are not within their legal rights to do so and will have to absorb the full cost of the repair. Therefore, it is advisable for landlords to also undertake a mid-term inspection approximately halfway through the tenancy agreement to monitor the state of the property and intervene early if there is any breach or damage.
If contracted, I provide the initial, midterm, and follow-up inspections when existing tenants leave, and new tenants occupy the premises at a very affordable fee structure.
However, I only perform rental inspections in the Pretoria and Centurion areas to keep them affordable to landlords.
Whether you are considering buying or renting a commercial property, it is advisable to have a Commercial Property Inspection. As part of your “due diligence”, I can provide you with a detailed evaluation of the condition of the building and its components. Furthermore, I will make recommendations regarding maintenance and improvements.
I offer commercial property inspections of:
apartment buildings
restaurants
office buildings
warehouse facilities
retail stores
shopping centres
My commercial property inspections include a comprehensive evaluation of all major building components. For example, this includes the structure, roof, electrical system, interior and exterior elements, heating & cooling systems, plumbing, and more.
Critical house inspections are for both buyers and sellers. A critical inspection costs about ¾ of the price of a comprehensive inspection.
A critical home inspection is best for budget-conscious homebuyers and sellers who need the major components to be inspected! Consequently, I focus on components and services such as the roof, structure (inside and outside), windows and doors, and electrical and plumbing installations.
The critical inspection includes unsafe, functional, or structural issues requiring prompt remedial attention to preserve the safety, functionality, or structural integrity of the house or major installation.
Such issues are frequently NOT obvious to any observant layman.
These include structural cracks in walls, ceilings, and floors, or dampness, roof leaks, illegal or unsafe geysers, window or door issues, and unsafe electrical and gas installations. In addition, I report on surface drainage, vegetation, and foliage issues that may affect the structure adversely.
Other external elements, such as boundary and yard walls, the site, swimming pools, driveways, walkways, carports, garden sheds, etc., do not form part of the critical inspection. Furthermore, I inspect internal walls, floors, and ceiling finishes only for signs of dampness, staining, or structural issues. In addition, I inspect cupboards and counters only for moisture intrusion.
A walkthrough is not a formal home inspection. It is an informal inspection. As a result, I perform a visual walkthrough inspection of the home and provide you with comments summarizing my observations. Furthermore, my comments will be nothing more than a subjective summary of my initial observations during the walk-through.
What does a walkthrough inspection involve?
A walkthrough inspection lasts the same time as a comprehensive inspection (1½ to 3 hours, depending on the house). Moreover, you can ask questions and take notes while I explain the defects.
Because a walkthrough is less formal, I do not adhere to the InterNACHI Standards of Practice. If you attend the walkthrough inspection, I will not generate a written report. I communicate my observations orally to you. You make your notes during the inspection. In this way, you save time and money because there is no written report at the end of the inspection.
Furthermore, because it is an informal inspection, this type of inspection is also very affordable.
However, you need to sign an InterNACHI Walk-Through Inspection Agreement before the walkthrough. This is to protect me against liability for deviating from the requirements of the InterNACHI Standards of Practice for Home Inspections.
4) Limited Scope Home Inspections(Single-System Inspections)
I often receive calls from clients looking for a home inspection for a single component in the home. For instance, this can be roof leaks, bulging ceilings, damp problems, etc.
A limited scope inspection is also the most affordable, starting at R2000.00, depending on where you are in my inspection area. Moreover, if you want more components inspected at the same time, this will only cost an additional R750.00 per component
If you are building your own home or alterations and extensions are being constructed, this is the inspection for you.
Building progress inspection can be performed weekly, fortnightly, monthly, or at the start and finish of specific construction activities such as brickwork, roof erection, plastering etc.
Furthermore,
pricing is negotiable depending on the number of inspections you require.
A multi-unit inspection is normally for more than 4 units and is regarded as a commercial property inspection.
For this type of inspection, the following options are available:
a) Critical area inspection
Plumbing for leaks, drainage, and hot water.
A representative number of windows and doors
Structure (exterior and interior), including roof from the ground and at least one point at the eaves on a ladder (where applicable and practical).
Stoves and other fixtures (air conditions etc.) are not part of an Electrical CoC.
Presence of dampness and mould in ceilings and walls.
Safety hazards.
The units’ common areas are not inspected unless it is specifically requested!
b) Sampling comprehensive inspections
A sampling formula of comprehensive inspections of a random number of units between 20% and 50% of the units you wish to invest in, where it is not feasible to inspect every unit. This will include an equal balance of older and newer units, and different floors if the blocks are multi-storied ( equal number of ground top, and intermediate floors).
A comprehensive report on the units will be provided for every unit inspected. The units’ common areas are inspected if required.
c) Sampling critical area inspections
A sampling formula of the type of inspection detailed in the critical area inspection option, with a random number of units between 20% and 50% of the units you wish to invest in where it is not feasible to inspect every unit. In addition, this will include an equal balance of older and newer units, and different floors if the blocks are multi-storied (an equal number of ground, top, and intermediate floors).
I will not inspect common areas in this case!
d) Your choice of specific items and the number of units
Your choice of items and the number of units you wish to have inspected.
NOTE: I do not recommend options b, d, or c as unsafe, damaged units can slip through the net and may be expensive to bring to standard.
Musty smells and stuffy air in your house can be indicative of the presence of mould.
It is advisable to have a mould inspection when you suspect you might have a mould problem in your house. Moreover, I strongly recommend you have your property professionally inspected when you experience sleep loss or breathing difficulties (shortness of breath, tightness in the chest, or respiratory irritation). Also, you may experience neurological issues (headaches, dizziness, drowsiness, nausea).
An inspection is essential if your house is already suffering from obvious mould contamination in the bathroom or kitchen wall, ceiling, or cupboards. My mould inspection will identify and confirm the true extent of the problem and recommend rectifying it.
If there are signs of termites in your garden or you are in a known termite problem area, you should regularly have your home inspected for a termite infestation.
They might be in your built-in cupboards, floor skirtings, or roof space. Therefore, my termite inspection will identify and confirm the extent of the problem and damage. I will provide recommendations on how to rectify it.
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