Written by Five Star Roofing | Published on June 2025
To get roof repairs approved by a strata committee, you need to submit a written maintenance request, provide at least one licensed contractor quote, and demonstrate that the repair is urgent or necessary under the strata scheme’s by-laws.
This process applies whether you own a unit in Sydney, Brisbane, or Canberra. The exact steps vary slightly depending on your state or territory, but the core process is the same across NSW, QLD, and ACT.
This article covers who is responsible for strata roofs, how to submit a request, what documentation you need, and how to escalate if the committee delays action.
Understand Who Is Responsible for the Roof in a Strata Scheme
In most strata schemes across NSW, QLD, and ACT, the roof is part of the common property. That means the owners corporation (also called the body corporate in QLD) is legally responsible for maintaining and repairing it.
You as a lot owner are generally not responsible for the roof structure itself. However, you may be responsible for damage caused by your negligence or modifications you made without approval.
Here is a quick breakdown of typical responsibility:
| Roof Element | Responsible Party | Notes |
|---|---|---|
| Roof structure and tiles | Owners corporation | Common property in most schemes |
| Gutters and downpipes | Owners corporation | Usually common property |
| Skylights (original) | Owners corporation | Depends on strata plan |
| Skylights (owner-installed) | Lot owner | Owner added it, owner maintains it |
| Interior ceiling damage from leak | Often shared or contested | Depends on source of leak |
Always check your strata plan and by-laws first. Your strata manager can provide a copy if you do not already have one.
Submit a Formal Written Maintenance Request
The first official step is putting your repair request in writing. A verbal complaint at a meeting is not enough. You need a documented trail that the committee can act on and that you can reference if things stall.
Your written request should include:
- Your name, lot number, and contact details
- A clear description of the roof damage or issue
- Photos showing the damage from multiple angles
- The date you first noticed the problem
- Any damage to your interior caused by the roof issue (water stains, mould, etc.)
- A note about urgency if the damage poses a safety risk or is worsening
Send this request by email to your strata manager so there is a timestamp. If you do not have a strata manager, send it directly to the strata committee secretary by registered mail or email.
In NSW, the Strata Schemes Management Act 2015 requires the owners corporation to carry out repairs to common property within a reasonable timeframe. In QLD, the Body Corporate and Community Management Act 1997 sets similar obligations.
Get a Qualified Roofing Quote to Support Your Request
A repair request without a quote is easy for a committee to delay. Including a quote from a licensed roofing contractor shows the committee exactly what needs doing and how much it will cost.
Ideally, get two or three quotes so the committee has options. This also demonstrates that you have done your due diligence and are not inflating the scope of the work.
Five Star Roofing provides written, itemised quotes for strata roof repairs across Sydney, the ACT, and Southeast QLD. These quotes are formatted to meet strata committee requirements and include licence details, scope of work, and estimated timelines.
When sourcing quotes, check that your contractor holds:
- A current contractor licence in your state (NSW, QLD, or ACT)
- Public liability insurance (minimum $10 million is standard for strata work)
- Workers compensation insurance for their team
- Relevant experience with strata properties
Uninsured or unlicensed contractors are a red flag for strata committees and can cause your request to be rejected outright.
Know the Difference Between Urgent and Non-Urgent Repairs
How quickly your repair gets approved often depends on how urgent it is. Strata legislation in all three regions distinguishes between urgent repairs and routine maintenance.
| Repair Type | Examples | Typical Response Timeframe |
|---|---|---|
| Urgent | Active leak, structural damage, fallen tiles, storm damage | Immediate to 48 hours |
| Non-urgent | Aging tiles, minor flashing wear, gutter cleaning | Next committee meeting or AGM |
| Capital works | Full roof replacement, major re-roofing | Requires special levy or sinking fund approval |
In NSW, if an urgent repair is needed and the owners corporation does not act, a lot owner or the strata manager can authorise repairs up to a set limit (currently $1,000 under the Act, or a higher amount set by the scheme).
In QLD, the Body Corporate can authorise urgent repairs without a committee vote if delay would cause significant damage. In ACT, the Unit Titles (Management) Act 2011 governs similar provisions.
If your roof is actively leaking after a storm, document everything immediately. Take timestamped photos and video. This evidence is critical for urgent approval and any future insurance claims.
Present Your Case at a Committee Meeting
If your written request does not get a quick response, the next step is raising it at a committee meeting. You have the right as a lot owner to attend and speak at most strata committee meetings in NSW, QLD, and ACT.
Here is how to make a strong case at the meeting:
- Request to be added to the agenda in advance.
- Bring printed copies of your written request, photos, and contractor quotes.
- Explain the risk of inaction clearly, for example ongoing water damage, mould growth, or structural deterioration.
- Reference the owners corporation’s legal obligation to maintain common property.
- Propose a specific resolution for the committee to vote on.
Keep your presentation calm and factual. Committees respond better to documented evidence than emotional appeals. The more organised you are, the faster things move.
If the committee votes against the repair without a reasonable explanation, you can escalate through formal dispute resolution channels.
Escalate Through Fair Trading or NCAT If the Committee Refuses
Sometimes a committee delays or refuses repairs without good reason. You do not have to accept that outcome. Each state and territory has a process for resolving strata disputes.
In NSW, you can lodge a complaint with NSW Fair Trading for free mediation. If mediation fails, you can apply to the NSW Civil and Administrative Tribunal (NCAT) for a binding order.
In QLD, the Commissioner for Body Corporate and Community Management handles disputes. You apply for conciliation first, and if that fails, adjudication is available.
In the ACT, the ACT Civil and Administrative Tribunal (ACAT) handles unit title disputes under the Unit Titles (Management) Act 2011.
Before escalating, gather all your correspondence, meeting minutes, photos, and quotes into a clear file. The stronger your documentation, the better your outcome at tribunal.
Five Star Roofing has supported many strata owners in Sydney, Brisbane, and Canberra by providing detailed written reports that are used as evidence in these escalation processes.
FAQs on Getting Strata Roof Repairs Approved
Can I arrange roof repairs myself and bill the owners corporation?
In most cases, no. You generally cannot arrange repairs to common property and expect the owners corporation to reimburse you without prior written approval. The exception is urgent repairs where the committee has failed to act and you can demonstrate immediate risk to property or safety. Always get written approval first where possible.
How long does a strata committee have to respond to a repair request?
There is no fixed legal deadline in NSW, QLD, or ACT for non-urgent repairs, but the owners corporation must act within a reasonable timeframe. For urgent repairs, action should be taken within 24 to 48 hours. If weeks pass with no response, escalate to your strata manager or Fair Trading.
Who pays for roof repairs in a strata scheme?
The owners corporation pays for repairs to common property using the administrative fund or, for major works, the capital works (sinking) fund. Individual lot owners do not pay directly for common property repairs. However, if damage was caused by an owner’s negligence or unauthorised modifications, the committee may seek to recover costs from that owner.
What if the roof damage is inside my lot, caused by a common property leak?
If a common property roof leak causes damage inside your unit, the owners corporation is typically responsible for repairing the source of the leak. Damage to your internal fixtures, paint, or flooring may be covered under the strata building insurance policy. You should lodge both a repair request and an insurance claim simultaneously.
Do I need strata committee approval for small roof repairs on my own unit?
If the repair involves common property, yes, you need approval regardless of the size. If it is a minor repair entirely within your lot and does not affect common property or other lots, approval may not be required. Check your by-laws or ask your strata manager to confirm before proceeding.
Can a strata committee reject a roof repair request?
A committee can vote against a specific contractor or scope of work, but they cannot simply ignore their legal obligation to maintain common property. If they reject a necessary repair without reasonable grounds, you can escalate to the relevant dispute resolution body in your state or territory.
Wrap Up and Next Steps
Getting roof repairs approved through a strata committee takes clear documentation, licensed contractor quotes, and persistence. Start with a formal written request, back it up with photos and quotes, and escalate formally if the committee delays without good reason.
If you need a professional roofing assessment or a strata-ready quote for a property in Sydney, New South Wales, Queensland, or the ACT, Five Star Roofing can help. Our team understands the documentation strata committees need and can provide detailed reports to support your approval.
Call Five Star Roofing on +64211234567 to book an inspection or request a quote today. Acting early protects your property and gives you the strongest possible case for committee approval.
