Roof Inspection Report
Official maintenance record · RMR-00184 · Scheduled inspection
1 · Client & property details
| Field | Detail |
|---|---|
| Client name | J. Example |
| Property address | 14 Example Street, Toowong QLD 4066 |
| Roof type | Concrete tile · approx. 22° pitch |
| Approximate roof age | 19 years |
| Subscription tier | Guardian ($119/month) |
| Previous inspection | 12 September 2025 · RMR-00121 |
| Inspection date | 14 March 2026 · 8:42am |
| Inspector | C. Mclachlan · QBCC 67936 |
| Weather conditions | Fine, 24°C, dry for 48 hours prior |
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2 · Roof surface
| Inspection area | Rating | Inspector note |
|---|---|---|
| Tile condition — cracks, chips, displacement | ✓ Good | Two hairline chips, western field. Photographed, no action. |
| Surface coating — fading, oxidation | ⚠ Monitor | Expected fade for age. Re-photograph next visit. |
| Fastenings — loose, missing, corroded | ✓ Good | Sound throughout. |
| Ridge capping — bedding and pointing | ⚠ Monitor | Hairline cracking to pointing, northern ridge, approx. 1.2m. Not yet open. |
| Hip lines — alignment and integrity | ✓ Good | True, no movement since baseline. |
| Valley iron — debris, corrosion | ✓ Good | Cleared this visit. No corrosion. |
| Lichen, moss or biological growth | ⚠ Monitor | Light growth southern aspect. Normal for shaded pitch. |
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3 · Penetrations & flashings
| Inspection area | Rating | Inspector note |
|---|---|---|
| Vents and whirlybirds — secure, sealed | ✓ Good | Both units secure. |
| Plumbing penetrations — flashing intact | ✓ Good | Three penetrations, all sealed. |
| Aerial mounts — secure | ✓ Good | No movement. |
| Solar panel mounts and cabling | ✓ Good | 12-panel array. Mounts sound, cabling clipped correctly. |
| Skylight — sealing and condition | ✓ Good | Seal intact, no staining below. |
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4 · Gutters, downpipes & drainage
| Inspection area | Rating | Inspector note |
|---|---|---|
| Gutters — alignment, fall, fixing | ✓ Good | Correct fall maintained. |
| Gutter contents — debris, leaf litter | ✗ Action | Heavy leaf load, rear elevation, under the gum. Cleared this visit — see §6. |
| Gutter joints — sealed, no leaks | ✓ Good | No evidence of weeping at joints. |
| Downpipes — clear, secure | ✗ Action | Rear-left downpipe partially blocked. Flushed clear this visit. |
| Downpipe outlets — connected to stormwater | ✓ Good | All four connected. |
| Overflow points functioning | ✓ Good | Tested. |
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5 · Eaves, soffits & internal indicators
| Inspection area | Rating | Inspector note |
|---|---|---|
| Eaves lining — water staining | ✓ Good | No staining observed. |
| Fascia boards — condition, paint | ⚠ Monitor | Minor paint checking, rear elevation. Cosmetic. |
| Ceiling stains — internal walk-through | ✓ Good | None reported or observed. |
| Pest activity indicators | ✓ Good | No evidence. |
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6 · Maintenance performed this visit
| # | Task performed | Photo ref |
|---|---|---|
| 1 | Cleared gutters, all elevations — approx. 14L of leaf litter removed | IMG_0148 / 0149 |
| 2 | Flushed and cleared rear-left downpipe | IMG_0150 / 0151 |
| 3 | Cleared northern valley of debris | IMG_0152 |
| 4 | Re-seated one slipped tile, western field | IMG_0144 |
| 5 | Tested all overflow points | IMG_0153 |
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7 · Issues identified & recommendations
| # | Issue | Severity | Recommended action | Photo |
|---|---|---|---|---|
| 1 | Hairline cracking to ridge pointing, northern ridge, approx. 1.2m | Medium | Monitor at next scheduled inspection. If it opens, re-point that section — indicative $340–$480. Not urgent. | IMG_0141 |
| 2 | Heavy gutter loading from the overhanging gum, rear elevation | Medium | Cleared this visit. This will recur every autumn — the bi-annual schedule is the right cadence for this property. | IMG_0148 |
| 3 | Light lichen growth, southern aspect | Low | No action. Normal for a shaded pitch at this age. Photographed for the record. | IMG_0146 |
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8 · Overall roof condition
Good
Excellent · Good · Fair · Poor · Critical
9 · Inspector's commentary
A 19-year-old concrete tile roof in good order for its age and position. The ridge pointing has begun to show hairline cracking on the northern ridge — this is normal wear at this age, it is not open, and there is no water path. It has been photographed and will be re-photographed in September so the rate of change is on the record rather than estimated.
The gum over the rear elevation is the main ongoing issue at this property. Gutter loading was heavy and one downpipe was partially blocked; both were cleared today. Twice-yearly is the correct schedule here. No internal indicators, no staining, no evidence of any water ingress. Next scheduled inspection September 2026.
10 · Next scheduled inspection
| Field | Detail |
|---|---|
| Type | Scheduled — tier based (Guardian, 2 per year) |
| Approximate date | September 2026 |
| Comments | Re-photograph northern ridge pointing and compare against IMG_0141 from this visit. |
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11 · Inspector sign-off & photo index
I certify that the above inspection was conducted by me as a QBCC-licensed inspector, and that the findings recorded are an accurate representation of the condition of the roof at the time of the visit.
C. Mclachlan
About this report
This is an official inspection record produced by Roof Guard Queensland Pty Ltd, a QBCC-licensed roofing contractor. It documents the condition of the roof at the time of the inspection, and may be provided to the property's insurer as part of a maintenance history. Roof Guard Queensland does not represent or warrant any specific outcome from any insurance claim — claim decisions are made by the insurer based on the policy and the facts of the event.