What decides a new roof here
Beachfront salt
Wamberal's beachfront has had erosion problems since storms in 2020, and they still aren't resolved. That's the extreme end, but anywhere near breaking surf, metal needs a heavier coating. Inside 100 m of the surf, the NCC rates ordinary metallic-coated and painted steel as unsuitable, and from 100 to 200 m it calls for a heavier AZ200 or AM150 coating.
Bush fire prone blocks
Homes burned at Somersby and Peats Ridge in January 1994, and in 2019 to 2020 the Gospers Mountain and Three Mile fires reached the Central Coast. On mapped land, the RFS wants roofing that won't burn and is properly sealed, and its upgrade guide suggests sarking with a flammability index of 5 or less whenever a roof is replaced.
Swapping tiles for steel
A lighter roof isn't always a straight swap. Monier points out that a roof's pitch and frame were designed around one material, and going lightweight may need advice from an engineer.
Box gutters and flat sections
The RFS building guidance says to avoid box gutters and flat roofs on bush fire prone land. If your house has either, a full replacement is the best chance you'll get to design them out.
The NSW paperwork on a new roof
You need a large job contract with the price on the first page and a progress payment schedule. There's a cooling-off period of five clear business days. The deposit can't be more than 10%, and the contractor must give you a Home Building Compensation Fund certificate before taking any money at all.
A July 2023 NSW planning fact sheet says repairing or replacing roof tiling and sheeting can be exempt development (no planning approval needed), as long as the material meets performance requirements and the structure isn't compromised. It doesn't apply to heritage items or heritage conservation areas, so confirm with Central Coast Council or a certifier first.
On a house built before 1990, get the old roof checked for asbestos before anything is quoted. More than 10 square metres of bonded asbestos cement must come off with a licensed removalist.
What to ask before you sign
- How far is the house from breaking surf, and which steel or tile does that call for?
- Have you checked whether my block is mapped bush fire prone, and what sarking and ember sealing have you allowed?
- Will the existing frame carry the new roof, or do we need an engineer?
- Can I see your NSW contractor licence and the HBCF certificate before I pay a deposit?
- If the old roof is asbestos, who removes it, under which licence, and will I get the disposal receipt?
- Does this need council approval here, or is it exempt development?
Where we'd put the money
Near the beach we'd spend on the right coating grade for the distance from the surf. On the bush edge we'd spend on sealing and sarking. Both come before anything cosmetic, and a quote that skips either question is incomplete however good the price looks. On a job this size we'd also hold every dollar back until the HBCF certificate is in our hands.
Want a roofer to take a look?
Tell us the job and your postcode. We match it with a Find My Roofer certified roofer who specialises in that kind of work, and they call you to quote. Your number goes to them alone.