I just moved into a place outside of Adelaide and I'm working through my building inspector's defect list, getting stuff up to scratch.
He suggested redoing the old roof bolts with proper tek-screws as they are lifting in a few places. Also, we are missing a couple of gutters, other gutters are sagging and overflowing badly, and we have a poorly plumbed rainwater tank that is dumping water near the house.
I have had a few guys out to quote these repairs (I am a useless handyman and bad with heights so no desire to get on the roof myself).
All 3 of them recommended painting the old galvanised iron roof as well. One said it would extend the roof's life, another said it wouldn't. The roof isn't rusty except for a couple of small spots but it is old. It would look much better painted or re-roofed, for sure.
Online, some people are saying it's a waste of money and will just put me up for more maintenance in the future when the paint comes off.
The main house is a 1920s cottage, which I believe was re-roofed in approximately 1980~ when they added a carport. So that's 40 years old. Some lichen, some lifting sections, and a little rust on the back of the carport.
There's also a mid-80s extension with a different roof, and a 90s extension with a different roof again. These are fairly flat skillion-style and not visible from the ground.
I am pulling my hair out trying to figure this one out. The roof repairs are generally quoted between $2 - 3k. I have a dedicated roof plumber coming out this week to do a quote too (as they have no interest in selling paint!).
The paint quotes are anywhere from $2k to $6k for the house. It's somewhere between 250 - 300 sqm of roof (rough guess due to the high pitch on the front).
I am trying to juggle a few issues:
I want to put solar on the roof, sooner than later to start that lovely payback period. Once that's on there, I don't want to mess around on the roof too much.
I'm not sure how long we'll be in the house. My wife is from overseas and we may move out some time. That could be 5 years from now, or 20. If it's 20 a reroof would be on the table - if it's 5, then maybe painting isn't so bad as it'll be the next guy's problem and cheaper in the short term.
We are up for other renovations. In the short term it's a small bathroom. A year from now, we are likely to tackle a big one, redoing the kitchen, knocking out a couple of external walls, doing a lot of double glazing. Maybe it's worth sitting on it for a year, holding off on solar until then, and doing everything in one go. Advantages = more money in the offset for longer, overall less disruption since it'll all happen at the same time.
It's a badly insulated house so new sarking and roof insulation would not be a bad thing to my mind.
Thanks for any advice.