The life of your roof

• Most Auckland homes have tile, corrugated iron or colour steel roofs. Roofs are designed to last at least 40 years, with slate and tile being the most hard-wearing material. Right now, colour steel is the most popular material for re-roofing projects.
• Unlike walls or flooring which are apparent when they need repairs, roofing is usually hidden and below a homeowner’s radar. Warning signs of a roofing problem include damp or leaks (usually caused by a slipped tile or hole). Discolouration on your ceiling or walls is also another indicator of a roofing issue.
• Roofing repairs also tend to be both infrequent and then urgent at the same time. The bad news is that anything to do with roofing is usually expensive - $20,000 for a new roof on a standard family home is not uncommon.
  
  

How to get the best price for a roofing replacement or repair

1. Arrange a visit – most roofing companies will expect to visit your property to be able to indicate a price, even if it’s only to replace tiles and clean gutters.
2. Expect an estimate rather than a fixed-price quote – roofers don’t know the condition of what’s under a roof until then begin work, so it can be challenging to give an exact price until the existing roof is removed.
3. ALWAYS request for quotes or estimates in writing – make sure they are ‘fully inclusive’. This means they include all materials, scaffolding, GST, labour and rubbish removal.
4. If you don't understand something make sure you ask – if you notice that one roofing contractor includes an item that another doesn’t, ask about it. Don’t go ahead without fully understanding what you are paying for. Roofing work is too big and too expensive to allow room for confusion and misunderstanding.
5. Know that the cheapest isn’t always best – read their reviews on Google, their website and Facebook page.
6. Understand and communicate your timeline – how urgently do you need the work completed? If you are not in a rush, arranging estimates or quotes in advance will give you (and the roofer) flexibility to lock down a date.

How much does a new roof cost?

Prices vary based on the size, but you can expect to pay $100+GST per m2 for materials and installation, making a standard 150 m2 four-bedroom house cost around $18,000 including GST.

Scaffolding costs will usually be on top of that and could be $2,000 or even $6,000 for a double-story home.

Roofing repairs or roof replacement – which is more cost-effective?

New roofing is expensive, but so can roofing repairs. A recent Stuff.co.nz article suggested that in some scenarios, “patching a roof could be half the price of a new roof”. It also suggested repairs may cost “a third, or a quarter of the cost (of a new roof) which might keep it going another five years”.

The answer as to what is more cost-effective depends on the state of the roof and your budget. If you’re planning to sell your home shortly, an old roof will be identified by buyers as a way to get the asking price down.

A new roof is an asset in the housing market - in most cases, a new roof makes the home more saleable and makes it more competitive against similar properties.

Selecting an Auckland Roofer - 10 things to ask before agreeing to a quote or estimate

Once you’ve chosen a roofer that meets your needs, you need to talk and agree on several essential points. Specifically, these are:

1. What happens if there are (unforeseen) additional charges?
2. What happens if bad weather delays the project?
3. What happens if the project finishes later than planned?
4. What hours the roofing company works, and will work be done at the weekend if required?
5. What roofing materials will be used, and do they come with a guarantee?
6. Will sub-contractors be used?
7. Will scaffolding be used, and is this included in the quote?
8. What happens there is a dispute over the quality of workmanship, i.e. if something is below standard?
9. Is rubbish removal included in the agreed cost?
10. What are the terms of payment?

The best way to address these issues is to agree to everything up front in a written contract. This gives you a record of your expectations and protects both you and the roofer. While such an agreement is recommended for roofing replacements, it can also be used for smaller roofing repair work.

Be aware – the replacement of roofing material due to movement and age is deemed to be general home maintenance and therefore, does not require Auckland Council consents. However, check with your roofing company about this.

Paying a roofing contractor

•  Your contract should outline a schedule of payments.
• You should agree on a schedule for payments in advance of work starting. It’s not unusual to be asked for an upfront payment, and the final payment should only be paid when you are satisfied with the work and have received all necessary paperwork relating to it.

How much should I expect to pay for roofing repair or replacement?

• What you’ll pay will be driven by the size of your home, the number of levels (and how much scaffolding you’ll need) and the roofing material chosen.
• The best approach is to get quotes from three to four roofing contractors and select one based on who best meets your needs.

source: moneyhub.co.nz

INTERNAL CEILING + WALL CHECKLIST: Take a look at the rooms in your home and get in touch if you see any of these signs:

• Cracks on the ceiling?
• Water stains?
• Water leaks?
• Yellow stains?
• Presence of mold + mildew?
  
• Sagging ceiling?
• Bubbles in the paint work?
  
  

If you answered YES, to any of the above then get in touch for a FREE, no obligation quote