Written by Five Star Roofing | Published on July 2025
When roof damage affects multiple units in a strata building, the owners corporation is generally responsible for repairs, not individual lot owners. This guide covers who pays, how insurance claims work, what your strata manager should do, and how to get repairs done quickly across NSW, QLD, and ACT.
Understand Who Is Responsible for Strata Roof Repairs
In a strata scheme, the roof is part of the common property. That means the owners corporation, not individual unit owners, is legally responsible for maintaining and repairing it.
This applies in all three states and territories Five Star Roofing services. NSW is governed by the Strata Schemes Management Act 2015. QLD follows the Body Corporate and Community Management Act 1997. The ACT uses the Unit Titles (Management) Act 2011.
All three frameworks place the duty to maintain common property firmly on the owners corporation. If the roof fails and water enters multiple units, the corporation must act promptly.
There is one important exception. If a lot owner made an unauthorised alteration to the roof, for example installing a skylight without approval, and that alteration caused the damage, liability can shift to that individual owner.
- Roof structure, tiles, membranes, gutters, and flashings are common property in almost all strata schemes.
- Damage to internal finishes inside a unit (ceilings, walls, flooring) caused by a common property leak is typically covered by strata insurance.
- A lot owner’s own contents are covered by their personal contents insurance, not strata insurance.
- Unauthorised alterations or owner negligence can reverse liability back onto the individual.
Identify the Types of Roof Damage That Affect Multiple Units
Not all roof damage spreads across multiple units, but several failure types commonly do. Knowing what you are dealing with helps you communicate clearly with your strata manager and your roofer.
| Damage Type | Common Cause | Units Likely Affected |
|---|---|---|
| Storm damage to roof membrane | High winds, hail, heavy rain | Multiple top-floor units |
| Failed roof flashing | Age, poor installation, thermal movement | Units adjacent to parapet walls |
| Blocked or collapsed gutters | Debris buildup, root intrusion | Units below overflow paths |
| Cracked or dislodged tiles | Storm, foot traffic, UV degradation | Top-floor and sometimes mid-floor units |
| Flat roof ponding | Poor drainage design, blocked outlets | All units below the flat roof |
In Sydney and southeast QLD, storm season between October and March is when Five Star Roofing sees the most multi-unit damage claims. In the ACT, freeze-thaw cycles in winter can crack aged roof tiles and cause widespread leaks after winter storms.
Follow the Correct Process After Multi-Unit Roof Damage
Acting in the right order matters. A disorganised response delays repairs and can complicate your insurance claim. Here is the step-by-step process owners corporations and strata managers should follow.
- Document the damage immediately. Every affected lot owner should photograph water ingress, ceiling damage, and any visible roof damage from safe vantage points.
- Notify the strata manager in writing. Send an email with photos and a description of damage. Written records protect everyone.
- Arrange emergency make-safe works. If there is active water entry, a licensed roofer should attend as soon as possible to limit further damage. Five Star Roofing offers urgent inspections across Sydney, the Central Coast, Newcastle, Brisbane, and Canberra.
- Lodge a strata insurance claim. The owners corporation should contact their strata insurer and lodge a claim. Most policies cover sudden storm damage to common property.
- Get a formal roof inspection and repair quote. The strata manager will typically invite licensed contractors to inspect and quote the full scope of repair works.
- Approve works at a committee or general meeting. Depending on the cost, the committee may approve works directly or a general meeting of all owners may be required.
- Complete repairs and obtain certification if required. For significant structural work, a Form 15 (QLD) or similar documentation may be required from the certifying roofer.
Compare Strata Insurance Coverage Across NSW, QLD, and ACT
Strata insurance is compulsory in all three jurisdictions, but what it covers, and how claims are handled, varies. Understanding your policy before damage happens saves significant stress.
| Coverage Item | NSW | QLD | ACT |
|---|---|---|---|
| Common property roof repairs | Yes, compulsory | Yes, compulsory | Yes, compulsory |
| Internal unit damage from roof leak | Yes, typically covered | Yes, typically covered | Yes, typically covered |
| Lot owner contents | Not covered (owner’s policy) | Not covered (owner’s policy) | Not covered (owner’s policy) |
| Gradual deterioration or lack of maintenance | Usually excluded | Usually excluded | Usually excluded |
| Emergency temporary repairs | Often covered up to a limit | Often covered up to a limit | Often covered up to a limit |
One key point: insurers in all three regions often reject claims for damage caused by long-term neglect. If your strata’s roof was already in poor condition, the insurer may argue the damage was foreseeable and the owners corporation failed its maintenance duty.
This is why regular roof inspections and maintenance records are so important. A documented maintenance history supports your claim and demonstrates the owners corporation acted responsibly.
Understand What Lot Owners Can Do If Repairs Are Delayed
Frustration is common when unit owners are waiting for an owners corporation to act. Leaking roofs cause mould, structural damage, and health risks. You do have options if the corporation is slow to respond.
- Write a formal request to the strata manager asking for a specific repair timeline. This creates a paper trail.
- Raise the matter at a general or extraordinary general meeting. Any owner can request a meeting to vote on urgent repairs.
- Lodge a complaint with NSW Fair Trading, the Queensland Office of the Commissioner for Body Corporate and Community Management, or ACT Civil and Administrative Tribunal (ACAT) if the corporation refuses to act.
- Apply for mediation or tribunal orders compelling the owners corporation to carry out repairs. This is a last resort but is legally available in all three jurisdictions.
In NSW, lot owners can also seek an order from the NSW Civil and Administrative Tribunal (NCAT) requiring the owners corporation to fulfil its maintenance obligations. The process is relatively straightforward and does not always require a lawyer.
Documenting everything, from initial complaints to photos of ongoing damage, is critical if you need to escalate. Five Star Roofing can provide written inspection reports that you can use as supporting evidence.
Know What Roof Repairs in a Strata Context Actually Cost
Costs vary significantly depending on roof type, extent of damage, building height, and access requirements. Multi-storey strata buildings require scaffolding or EWP (elevated work platform) hire, which adds to the overall cost.
Here are realistic price ranges for common strata roof repair scenarios in Sydney, Brisbane, and Canberra as of 2025. These are general guides, not fixed quotes.
- Emergency make-safe (tarping, temporary sealing): $500 to $1,500 depending on roof area and access.
- Tile replacement (10 to 30 tiles): $800 to $2,500 including labour and materials.
- Flashing repair or replacement: $600 to $2,000 per section.
- Full flat roof membrane replacement (per 100 sqm): $4,000 to $9,000 depending on membrane type and system.
- Gutter replacement (per 10 lineal metres): $400 to $900.
- Scaffold hire (per week for a 3-storey building): $1,500 to $4,000.
For large multi-unit buildings, total repair costs can reach $20,000 to $80,000 or more for significant storm damage. This is why adequate strata insurance coverage and regular maintenance to prevent escalation are so important.
Prevent Future Multi-Unit Roof Damage with Proactive Maintenance
The most effective way to avoid a stressful multi-unit damage event is to invest in regular, documented roof maintenance. Owners corporations that schedule annual inspections and minor repairs catch problems before they spread.
Five Star Roofing recommends the following maintenance schedule for strata buildings across NSW, QLD, and the ACT.
- Annual roof inspection: A licensed roofer checks tiles, flashings, membranes, gutters, penetrations, and drainage outlets. Written report provided.
- Post-storm inspection: After any significant storm event, a visual inspection confirms no new damage. This is especially important in Sydney and Brisbane where severe storm seasons are predictable.
- Gutter cleaning twice per year: Spring and autumn cleans prevent overflow and water ingress during heavy rain.
- 5-year major inspection: A more detailed assessment of roof structure, waterproofing integrity, and overall condition. Useful for budgeting future capital works.
Keeping records of every inspection, repair, and maintenance visit is not just good practice. In NSW, owners corporations have a legal obligation under the Strata Schemes Management Act 2015 to maintain a 10-year capital works fund plan. Documented roof maintenance feeds directly into that planning requirement.
FAQs on Strata Roof Damage Affecting Multiple Units
Who pays for repairs when a strata roof leak damages my unit?
The owners corporation is responsible for repairing the roof itself, as it is common property. Damage to your internal finishes, like ceilings and walls, is typically covered by strata building insurance. Your own contents are your responsibility under a personal contents policy.
Can I arrange my own roof repairs if the strata is not acting quickly enough?
Generally, no. Carrying out unauthorised works on common property can make you liable for costs and can affect insurance cover. You should document the delay in writing and escalate through your strata manager, then through the relevant tribunal if needed. Emergency make-safe works are an exception in some circumstances.
Does strata insurance cover gradual roof deterioration?
Most strata insurance policies explicitly exclude damage caused by gradual deterioration, lack of maintenance, or wear and tear. Coverage is typically limited to sudden events like storms. This is why regular maintenance and inspection records are so valuable for any strata scheme.
How long does a strata roof repair take from damage to completion?
Emergency make-safe works can happen within 24 to 48 hours. Full repairs typically take 2 to 8 weeks depending on the extent of damage, insurance claim processing times, and the availability of materials. Complex jobs on large multi-storey buildings can take longer if scaffolding is required.
Is a special levy ever needed to cover strata roof repairs?
Yes. If the repair cost exceeds what is available in the administrative or sinking fund, the owners corporation can vote to raise a special levy. This distributes the cost among all lot owners according to their unit entitlements. Adequate capital works fund planning reduces the need for emergency levies.
What should I do if mould appears in my unit after a roof leak?
Report it to your strata manager immediately in writing. Mould caused by a common property leak is generally the owners corporation’s responsibility to remediate. Take photos and keep records. If the mould poses a health risk, request urgent action and contact NSW Fair Trading, the BCCM office in QLD, or ACAT in the ACT if the response is inadequate.
Wrap Up and Next Steps
When roof damage spreads across multiple strata units, the owners corporation carries the primary repair responsibility, but the process involves insurance, strata law, and coordination between multiple parties. Acting quickly, documenting everything, and working with a licensed roofing contractor makes the process much smoother.
Five Star Roofing works with strata managers, owners corporations, and individual lot owners across Sydney, Brisbane, Canberra, and surrounding regions. We provide written inspection reports, emergency make-safe works, and full roof repairs for strata buildings of all sizes.
Call Five Star Roofing on +64211234567 to arrange an inspection or request a quote. The sooner your roof is assessed, the sooner your building, and all the people in it, can get back to normal.
