What makes a Hamilton re-roof different
Early suburbs with patched roofs
Claudelands was developed in 1912, Maeroa in 1925, and Richmond and northern Melville in 1936. Roofs that old have often been patched several times, so stripping one can uncover rotten battens or purlins.
Frankton's railway houses
The Frankton factory built almost 1,400 prefabricated railway houses, and around the depot some 200 share a standard three-bedroom design. The old factory, with its saw-tooth roof, is a Category 1 historic place. On a railway house, ask the roofer to keep the roofline and details that give the street its character.
Heritage and special character areas
The District Plan lists 122 built structures and five special character areas, reassessed under Plan Change 9. A listed house, or one in those areas, can face planning rules on top of the building consent. For pre-1900 buildings such as Beale Cottage (1872) in Hamilton East, Heritage New Zealand says works that may modify or destroy them need an archaeological authority.
Quake risk and heavy roofs
Waikato researchers said in 2016 that Hamilton may face more earthquake and liquefaction risk than many thought, especially around peat lake areas. The Natural Hazards Commission notes a single roof tile can weigh up to 4.5 kg, and suggests lighter roofing such as corrugated iron or metal tiles, or making sure tiles are well fixed. A re-roof is the natural time to decide.
Frost, fog and timing
Ruakura averages 62.9 ground frosts a year, mostly from May to September. An open roof needs dry days, so late summer is easiest, and a winter re-roof needs a clear plan for covering the house each night.
Consent, LBPs and the paperwork
Schedule 1 of the Building Act lets you replace parts of a building with a comparable product in the same position without a consent. It doesn't cover replacing something that failed the Building Code's durability rules, for example by letting water in. Wairoa District Council, as one example, says changing the roofing system, such as corrugated iron to pressed metal tiles, needs consent. Hamilton City Council decides for your house.
If the re-roof needs a consent, it's restricted building work, so it must be done or supervised by an LBP licensed for roofing or a registered plumber (Carpentry LBPs can also lay lightweight profiled metal roofing). When they finish, they give you and the council a record of work, and you apply for the code compliance certificate.
If the price is $30,000 or more including GST, the contract must be in writing and dated, and the roofer must give you a disclosure statement and checklist before you sign. You can ask for those on a smaller job too. Our guide to written contracts and disclosure explains what each should contain.
What shapes the size of a Hamilton re-roof?
We don't publish prices; your roofer's written quote is what counts. The things that move a Hamilton job most are roof size and pitch, one storey or two, whether old tiles or asbestos have to come off, scaffolding, and rotten framing found once the roof is stripped.
A good quote separates the roofing, the scaffolding, removal of the old roof, any consent and council fees, and says how hidden rot will be charged if it's found, so two quotes can be compared line by line.
Asbestos on older Hamilton roofs
WorkSafe says a home built before 2000 may contain asbestos, including in roof sheeting, ridge capping, spouting and downpipes, and you can't tell by looking. Don't drill, cut, water-blast or walk on a roof you're unsure about. Removing more than 10 square metres of non-friable asbestos needs a Class A or Class B licensed removalist, and WorkSafe says a large roof can't be split into smaller areas to dodge that.
Questions to ask before you sign
- Does my re-roof need a building consent, and who will apply for it?
- What's your LBP number and licence class, so I can check the register?
- Will I get a written contract and the disclosure statement before I sign?
- How will you price rotten battens or purlins if you find them?
- My roof is tiled. Would a lighter roof make sense given the quake risk?
- Who handles the record of work and the code compliance certificate at the end?
What we'd do with a Hamilton re-roof
We'd get a straight answer on consent from Hamilton City Council, or have the roofer get it, before comparing quotes, because it changes who can do the job and how long it takes. On an older tiled house, we'd seriously consider going lighter, given the fault lines and peat ground. And we'd keep the deposit to 10% or less, as Consumer Protection advises, with the rest paid as the work is done.
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.