What makes a Wellington re-roof different
Lighter roofs for a city on a fault
The Natural Hazards Commission's Quake Safe Your Home guide says a single roof tile can weigh up to 4.5 kg, and recommends replacing concrete or slate tiles with lighter roofing such as corrugated iron or metal tiles. With the Wellington Fault under the city, a heavy tile roof that's due for replacement is worth rethinking, not just relaying.
Chimneys come down at the same time
The one recorded Wellington death in the 1855 earthquake came from a collapsing brick chimney. The Commission says the safest option for an old masonry chimney is removing it from the top down to floor level, or replacing the part above the roof with a lighter metal flue, and that removal may need a building consent.
Your wind zone is worked out for your site
Wellington City Council publishes wind zones for its urban areas based on NZS 3604:2011, but Greater Wellington's combined map says it can't be used to set a zone for design or consent. Ask how your roofer or designer worked out your zone, and what fixing pattern it means.
Salt air and the right steel
Homes within 500 m of the coast, including the harbour, or within 100 m of tidal estuaries and sheltered inlets, are in exposure zone D. BRANZ notes structural fixings there, other than nails and screws, must be stainless steel of at least grade 304. Have your roofer confirm the roofing itself is rated for your distance from the sea.
Heritage listings and pre-1900 houses
Some historic places are scheduled in the council's District Plan for extra protection, so check that as well as the New Zealand Heritage List. If the house was built before 1900, Heritage New Zealand says works that may modify a pre-1900 structure need an archaeological authority.
Do you need a building consent to re-roof in Wellington?
Sometimes. Schedule 1 of the Building Act lets you replace parts of a building without a consent if a comparable product goes in the same position. It doesn't cover complete or substantial replacement of a part that contributes to the structure, or replacing a part that failed the Building Code's durability rules, for example by letting in water.
How councils apply it varies. Wairoa District Council says new corrugated iron replacing old corrugated iron with no change to the purlins doesn't need consent, but changing the purlins or the roofing system does. Wellington City Council decides for the city, so check with them or have your roofer do it. See building consent for a re-roof.
If consent is needed, the council has 20 working days to decide, with the clock paused while it waits for information. The LBP gives you and the council a Record of Work at the end, and you apply for the code compliance certificate.
Contracts, disclosure and what a quote should cover
Above a set price, the law says a residential building contract must be written and dated, and the roofer must give you the official disclosure statement and checklist before you sign. Below it, you can still ask for both and they have to provide them. Our contracts and disclosure guide explains when each rule applies.
What makes a Wellington re-roof bigger: removing heavy tiles, any change to battens or purlins, taking out a chimney, scaffolding on a steep section and stainless fixings near the coast. Ask for each of those as its own line, along with the roofing product, the LBP's name and who's applying for any consent.
Questions for a Wellington re-roof quote
- How have you worked out my wind zone and exposure zone?
- Does this need a building consent, and who's applying for it?
- Who's the LBP doing or supervising the work, and what's their licence number?
- Is chimney removal included, and how will the gap be made weathertight?
- Which roofing product are you using, and is it rated for my distance from the sea?
- Will I get the Record of Work and the paperwork for the code compliance certificate?
Our take on a Wellington re-roof
On a pre-1970 house with heavy concrete tiles and a brick chimney, we'd do both in one job: lighter roofing, and the chimney taken down or swapped for a metal flue. One lot of scaffolding, one consent if it's needed, and a safer house in the next big shake. We'd only sign with an LBP we'd looked up on the register, and we'd tell the insurer before work starts.
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.