Why the weeks before winter matter
Most of Cape Town’s rain falls in winter, roughly May to August, often driven by strong north-westerly winds. A roof that seemed fine all summer can start leaking with the first big cold front, because wind-driven rain finds every gap that dry weather hides.
The good news is that most winter leaks start with small, fixable problems: a blocked gutter, a cracked tile, a loose flashing or a perished seal. Finding them in late summer or autumn costs far less than dealing with water damage in July. This checklist covers what you can check yourself and what to leave to a professional.
First, a word on safety
Please check from the ground and from inside the roof space only. Don’t climb onto the roof. Tiles break underfoot, metal sheets can be slippery, and many older roofs have fragile sheets or weak timbers. If your roof may be asbestos cement, never walk on it, and never sweep, scrub or pressure-wash it. A pair of binoculars, or the zoom on your phone camera, will show you most of what you need from the ground.
Checks you can do from the ground
- Gutters and downpipes. Look for leaves, sagging sections, rust and joints that drip. After rain, check that water comes out of the bottom of every downpipe.
- Tiles and sheets. Look for cracked, slipped or missing tiles, lifted sheets, and rust streaks on metal roofs.
- Ridges. Check that ridge tiles or ridge capping are straight and complete, with no gaps or missing mortar.
- Flashings. Look where the roof meets walls, chimneys and parapets for lifted, rusted or loose metal and cracked sealant.
- Trees. Note any branches overhanging the roof. They drop leaves into gutters and can damage the roof in a storm.
- Walls. Look for damp patches or staining at the top of outside walls, which often mean a gutter or flashing is leaking.
Checks you can do inside
- Ceilings. Look for brown stains, bubbling paint or sagging boards, especially near outside walls and around light fittings.
- The roof space. With a torch, and standing only on the timbers, look for daylight through the roof, damp or stained timbers, and wet or flattened insulation.
- Smell. A musty smell in the roof space or upper rooms often means moisture is getting in somewhere.
- Last winter. Think back to where water came in before. If a leak was patched, check that spot again.
What a professional check adds
Some of the most important checks can only be done safely from the roof. A professional pre-winter check covers:
- Clearing gutters, box gutters and outlets, so heavy rain can drain away.
- Checking flashings and sealants at walls, chimneys, skylights and parapets.
- Replacing broken or slipped tiles and tightening or replacing loose and rusted fixings on metal roofs.
- Checking valleys and ridges, where water runs fastest and leaks often start.
- Checking flat roofs and waterproofing for blisters, splits and lifted edges.
- A short report with photos, so you know what was found and what was fixed.
For buildings that need this every year, a roof maintenance plan keeps it on the calendar.
Flat roofs, box gutters and balconies
Flat roofs and box gutters deserve special attention before winter, because water sits on them instead of running off. A single blocked outlet can send water over the edge of a box gutter and into the building below. Check that outlets are clear and that water drains away within a few hours of rain stopping. See box gutter waterproofing and flat roof waterproofing if you see standing water or damage.
For body corporates and commercial buildings
On a complex or a commercial building, a leak rarely affects only one person. Water from a blocked box gutter can damage several units, an office or stored stock. Before winter:
- Arrange one check of every roof in the scheme or on the property, not just the ones with known problems.
- Ask owners and tenants to report damp early, before it becomes a ceiling collapse.
- Approve repairs in autumn, so they’re done in dry weather, not as emergencies.
- Keep the report with your maintenance records, which helps when you plan future roof work.
See body corporate roofing and commercial and industrial roofing for how we work with trustees and facilities managers.
If you find a problem
Small problems found early are usually quick to fix. If the check shows widespread damage, such as leaks in several places or rusted-through sheets, read should I repair or replace my roof? before you decide. If water is already coming in, see roof repairs and leak detection. We offer emergency call-outs for active leaks.
Book your pre-winter check
We check roofs across Cape Town, the Helderberg and the West Coast, and inspections and quotes are free. Book a free roof inspection before the rain arrives, or send us a photo of the problem on WhatsApp.