When you are buying a home, look at the roof from the street and the yard, check the ceilings and roof space for water stains, read the roof section of the building inspection closely, and ask the seller for any roof work invoices and warranties. If anything is unclear, get a roofer to look before the cooling-off period or finance date passes. A tired roof is a negotiating point; a failing one is a five-figure bill.
The short answer
- From the street: broken or slipped tiles, crooked ridge lines, faded or lichen-covered tiles
- Inside: ceiling stains, mould, musty smells, damp insulation
- Ask how the building inspector assessed the roof
- Ask for invoices and warranties for past roof work
- Restoration runs about $4,200 to $11,550; re-roofing in tiles about $105 to $230 per square metre
What to look for from the street
- Broken, missing or slipped tiles
- Ridge and hip lines that are not straight
- Cracked or missing ridge pointing
- Faded, chalky or lichen-covered concrete tiles
- Rust in valleys and gutters
- Sagging sections of roof
- Overflow stains on fascias and walls under the gutters
Take binoculars to the inspection. Our guide to inspecting a roof from the ground shows what each sign means.
What to check inside
- Ceilings, especially near outside walls, under valleys and in upstairs rooms, for stains or fresh paint patches
- Mould spots and musty smells in wardrobes and bathrooms
- The roof space, if you can safely look: daylight through the tiles, water marks on timbers, damp insulation
- Signs of recent patching that might hide a leak
Reading the building inspection
- Check how the inspector assessed the roof: from the ground, from a ladder, by walking it, or with a drone
- Look for comments on tiles, ridge capping, valleys, flashings and gutters, not just ‘roof in fair condition’
- Note any items marked for further investigation
- If the report is vague or limited by access, a roofer’s inspection fills the gap
Royce Roofing inspections are free. See roof inspection costs for what paid reports cost.
Buying a house with a tiled roof?
Book a free roof inspection and we will tell you what you are getting.
Questions to ask the seller
- When was the roof last restored, repaired or replaced, and by whom?
- Are there invoices and warranties, and do they transfer to a new owner?
- Have there been any leaks, and what was done about them?
- Is there spare matching tile in the garage or shed?
- Have solar panels, air conditioners or antennas been installed on the roof?
What roof problems cost
Published Melbourne figures give you a sense of scale when negotiating:
| Work | Typical range |
|---|---|
| Tile replacement repair | $315 to $1,050 per job |
| Full ridge rebed and repoint | $840 to $3,675 |
| Tiled roof restoration | $4,200 to $11,550 |
| Re-roof in concrete tiles | $105 to $230 per m² |
| Re-roof in terracotta | $135 to $275 per m² |
These are market ranges from published Australian price guides, not Royce Roofing prices. Every roof is different. We give you a fixed written quote after a free inspection.
Sources: What’s The Damage: Roofing costs in Melbourne (October 2026).
After you buy
Get the roof inspected if it was not done before purchase, clear the gutters, and set up a simple maintenance routine. Our roof maintenance schedule covers what to do and when.
WorkSafe Victoria’s compliance code for housing construction puts edge protection such as guard railing ahead of harnesses and ladders when controlling the risk of falls from a roof. Our crews set up our own temporary safety rail, ladder guards and, where there are old skylights, safety nets before anyone works on the roof. Every crew member holds a working at heights qualification.
Common questions
What should I look for in a roof when buying a house?
Broken or slipped tiles, crooked ridge lines, cracked pointing, faded or lichen-covered tiles, rusty valleys and gutters, and ceiling stains inside.
Does a building inspection cover the roof?
Yes, but how closely depends on access. Check whether the inspector walked the roof, used a ladder or assessed it from the ground.
Should I get a roofer to inspect before buying?
If the building report is vague or limited, or you see signs of problems, yes. Royce Roofing inspections are free.
How much does it cost to fix a roof?
Published Melbourne figures put a tile replacement repair at $315 to $1,050, a restoration at $4,200 to $11,550, and re-roofing in tiles at $105 to $230 per square metre.
Can I negotiate the price because of the roof?
A roofer’s report or quote on needed work gives you something concrete to negotiate with.
What questions should I ask about the roof?
When it was last restored or repaired, whether there are invoices and warranties, any history of leaks, and whether spare tiles are included.
Related
Sources: What’s The Damage: Roofing costs in Melbourne (October 2026).
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