Most flat roof problems can be repaired - but there's a point where repeated patching costs more than a full replacement. Here are the five signs we look out for during a site visit.
1. Persistent ponding water. If water sits on the roof for more than 48 hours after rain, the deck is likely sagging and the membrane is being stressed. Localised repairs rarely fix this.
2. Widespread blistering or splitting. Isolated blisters can be patched, but if they're spread across the roof, the membrane has usually reached the end of its service life.
3. Repeated internal leaks. If you've had two or more leaks in different areas within a year, the whole system is likely compromised.
4. Visible deck damage. Soft spots underfoot, sagging timber or staining on ceilings below indicate the deck - not just the covering - needs attention.
5. Age. If the roof is over 20 years old and showing any of the above, replacement is almost always more economical than ongoing repairs.