Roof inspection reports across Toowoomba.

1. The roof surface — tile or metal.

We walk the entire roof. On a tile roof that means checking every field tile for cracks, slips, delamination and porosity, every ridge and hip line for failed bedding and crumbled pointing, and the tile profile itself for fatigue — Toowoomba tile roofs from the 1960s and 70s are now at the age where the concrete itself starts to break down, not just the coating. On a metal roof we check for rib flattening from hail, fastener walk-out, oxidation around laps, and the sealant condition at every flashing.

2. Flashings, valleys, gutters & downpipes.

Eighty per cent of Toowoomba leak callouts come from a flashing or a valley, not the field. We photograph every step flashing, every chimney and skylight surround, every transverse box gutter, every valley iron, every gutter line for sag, rust and overflow scarring, and every downpipe for capacity against AS 3500.3. Half-blocked gutters in our spring storm season are a recipe for water back-up into the eaves and ceiling.

3. Hail-impact survey — the Darling Downs reality.

Toowoomba and the Darling Downs sit squarely in Queensland's worst hail belt. Spring and summer supercells routinely drop 30–50mm hail and the 2022 and 2024 events left signatures still visible on unrepaired roofs across the region. Even if you haven't claimed, we sample the windward face for bruising, micro-cracking on tile shoulders, paint blistering on metal sheet, and dented gutters. A surprising number of "mystery leaks" on Toowoomba roofs trace back to hail damage from a storm two summers ago that nobody inspected at the time.

4. Roof cavity, sarking & insulation.

We open the manhole and check the cavity for staining, sarking condition, insulation displacement and any signs of historical leak paths — water on a ceiling shows up a long way from where it entered. We also moisture-meter the timber on a pre-purchase inspection so you know whether a damp patch is active or historical.

Pre-purchase inspections — what we're really checking.

For a pre-purchase report we add a forecast spend. Most building inspectors don't go on the roof; they look from the eaves and tick a box. We give you a 1, 3 and 5-year cost line — what's likely to need spending and when, in 2026 prices. That's what lets you negotiate or walk. A Toowoomba tile roof with cracked pointing throughout, three slipped tiles and a soft valley iron is a $4–9K restoration in the next two years; you should know that before you sign.

Pre-solar inspections — the bracket-load question.

A solar array adds dead load and significant uplift load to a roof. Before your installer drills brackets we check rafter spacing, batten condition, screw pull-out in a sample location, and the integrity of the tiles or sheets the brackets will sit on. A "rated for solar" tick from us means the structural side is good for the proposed array footprint — wind region B, AS 1170.2 uplift in mind. It doesn't certify the electrical; that's your CEC installer.

Standards, licensing & the written report.

Every report is signed off by a QBCC-licensed roofer (verifiable on the public register), references the relevant standards (AS 2050 for tile work, AS 1562.1 for metal, AS 3500.3 for gutters and stormwater, AS 1170.2 for wind), and is delivered as a PDF with annotated photos within 2 working days. We'll walk you through it on the phone — no jargon, no upsell. If your roof is fine, the report says it's fine.

How much does a roof inspection cost in Toowoomba?

A standard 32-point inspection costs $220–$380 in 2026 for a single-storey home, with a written report and annotated photos delivered within 2 working days. A pre-purchase inspection (which adds a moisture-meter sweep of the cavity) is $320–$480. A pre-solar bracket-load inspection runs $280–$420 because we measure rafter spacing, batten condition and screw pull-out. The fee is credited against any repair work we do within 90 days.

What’s the difference between a pre-purchase and a pre-solar report?

Different questions, different reports. A pre-purchase report tells you whether the roof you’re about to buy will cost you over the next five years — condition, remaining life, forecast spend. A pre-solar report tells you whether the roof can safely carry a 12–18 panel array — rafter spacing, batten and tile condition under the proposed footprint, and bracket pull-out. A “good for solar” roof can still hide leaks; a leak-free roof can still be unsuitable for panel loads on the windward face.

What does “rated for solar” actually mean here?

It means we’ve checked that the proposed brackets will get full purchase into sound battens and rafters, that the tiles or sheets in the bracket zone aren’t fatigued, and that the array footprint sits within the wind-uplift envelope for Toowoomba’s site (wind region B under AS 1170.2). Our tick certifies the structural side — the electrical remains the responsibility of your CEC-accredited installer.

How long does the inspection take and when is the report delivered?

On site we take 60–90 minutes for a standard inspection and up to 2 hours for a pre-purchase or pre-solar report. The written report with annotated photos lands in your inbox within 2 working days, and we’ll talk you through it on the phone if you want. If your roof has eight years of life in it, the report says eight years — not “urgent replacement required.”