Whanganui has some of the loveliest older homes in the country. Bay villas with verandahs, high stud ceilings and native timber floors line the streets of St Johns Hill, Gonville and around the river. They are also, almost without exception, wearing roofs that have seen a century of weather. When a separated couple decides to sell the villa they restored together, the roof is often the biggest unknown in the building report.
Knowing what buyers and inspectors will ask about makes it easier to decide, together, what to do before listing.
What the roof on an old villa usually looks like
Most Whanganui villas were built with corrugated iron roofs, and many still have iron, though often not the original sheets. Over the decades roofs have been patched, partly replaced, or fully reroofed with long-run steel. Some have had multiple coats of paint applied over rust that was never properly treated.
Typical things a building inspector will comment on:
- Rust, especially at laps, around nail holes and along the lower edges of sheets.
- Old lead-head nails that have lifted or lost their seals.
- Paint that is flaking or chalky, which suggests the protective coating has failed.
- Flashings around chimneys, many of which are no longer used and may have been capped badly.
- Box gutters or internal gutters, a common source of hidden leaks on older homes.
Questions to answer before listing
Buyers looking at character homes expect some age-related wear, but they want to understand it. A clear answer to these questions will smooth the process:
- When was the roof last replaced or substantially repaired? Hunt out any invoices, or check the council property file for consents.
- Is there evidence of leaks inside? Look at ceilings in every room and in the roof space, if there is safe access.
- How old is the paint system? A roof painted in the last five years tends to reassure buyers.
- Are the chimneys still in use, sealed or removed? Unused brick chimneys are a known earthquake risk and a frequent topic in reports.
If the honest answer to most of these is “not sure”, it may be worth getting a roof assessment before the house goes on the market. Specialists in Whanganui roofing see these villas constantly and can say quickly whether the roof needs a repaint, a partial resheet or full replacement, and roughly what each would cost.
Repair, repaint or price it in
As a rough guide, and costs vary widely: a professional clean, rust treatment and repaint on a villa roof might cost several thousand dollars, while a full reroof could cost considerably more depending on size, complexity and whether the chimneys come out at the same time. Some owners decide to do the work, so the house presents with a fresh roof. Others prefer to leave it, disclose the condition and accept that buyers will factor it in.
For separated owners, the right choice often depends on how quickly both want the sale completed and whether they can agree on spending. Get the quote in writing and share it, so the decision rests on facts. How repair costs are shared is a question each person should take to their own independent advice.
Timing the work around the weather and the sale
Roof work on an older house is weather-dependent. Painting needs dry, mild days, and in Whanganui the most reliable stretch usually runs from late spring through to early autumn. Booking a repaint in the middle of winter can mean weeks of waiting for a clear run, which is frustrating when a listing date has already been agreed with the agent.
It also helps to think about the order of jobs. If the chimneys are coming down, that should happen before any repaint so the new paint is not damaged by scaffolding and rubble. If the ceilings show old water stains, the roof should be fixed first, the stains left to dry fully, and the ceilings sealed and painted last. Agreeing this sequence early saves both owners from paying for the same area twice.
Finally, allow a buffer. Trades in smaller centres can be booked out for several weeks in summer, so getting on a schedule early keeps the sale on track.
Frequently asked questions
Do buyers expect a perfect roof on an old villa? No, but they want to know its condition. A recent assessment or repaint helps a lot.
Should an unused chimney be removed before selling? It is a common question in reports. Get advice from a builder or roofer on cost and consent requirements before deciding.
How can we find out when the roof was last replaced? Look for old invoices and check the council property file, which may record consented reroofing work.