From the ground
- Rust spots or bare metal across several sheets
- Faded, chalky or flaking paint
- Cracked, slipped or missing tiles in several areas
- Sagging ridge lines
- Stained or overflowing spouting
From inside
- Water stains on ceilings after rain, in more than one room
- Damp or mould in the ceiling space
- Daylight through the roof
Age and history
If the roof's been re-screwed and patched over and over, add up what that's costing you and compare it with replacing. Insurers usually exclude gradual wear, so an ageing roof is normally on you 1.
Grab the roof replacement checklist, or read repair vs replacement.
Want a number for your place? Ask me for a free, itemised quote or have a go on the cost estimator.
How do I know when a roof needs replacing?
The signs, and what they usually mean:
| Sign | Usually means |
|---|---|
| Rust-through holes in several sheets | Replacement due |
| Tiles cracking across the roof | Repair or re-roof; tiles typically last 50–60 years [[branz_tile]] |
| Leaks after every storm | Underlay or flashings failing |
| Paint chalking, surface rust only | A recoat may be enough [[att]] |
Frequently asked questions
Should I go on the roof to check?
Don't climb up there. Working at height is dangerous. Look from the ground and from inside, then get a pro to inspect it.
Sources
- ICNZ — Gradual damage consumer guide (March 2024, PDF) (accessed 26 Oct 2026)
- BRANZ (via Building CodeHub) — Good Repair Guide: Clay and concrete roof tiles (accessed 26 Oct 2026)
Prices are published planning ranges, not quotes. See our editorial policy.