Written by Five Star Roofing | Published on June 2025
In most strata schemes across NSW, QLD, and ACT, the strata committee is responsible for maintaining and repairing the roof as common property, while individual lot owners are responsible for damage or issues that originate inside their unit. This distinction matters enormously when a leak appears or a tile shifts after a storm.
Getting this wrong can lead to costly disputes, delayed repairs, and out-of-pocket expenses that should have been covered by the owners corporation. This post walks you through how the responsibility split works, what the legislation says, and how to handle grey areas confidently.
Understand How Strata Property Boundaries Are Defined
Before you can assign responsibility, you need to know where common property ends and your lot begins. In strata law, this is defined by the registered strata plan, which outlines the lot boundaries for every property in the scheme.
In NSW, the Strata Schemes Management Act 2015 is the key piece of legislation. In QLD, it is the Body Corporate and Community Management Act 1997. In the ACT, the Unit Titles (Management) Act 2011 applies. Each of these laws broadly treats the roof structure as common property.
Common property typically includes:
- The roof structure, sarking, and roof covering (tiles, metal sheets, membrane)
- Gutters, downpipes, and fascia boards
- Shared skylights or roof penetrations serving multiple lots
- External walls and structural elements
- Common area ceilings beneath the roof
If damage to your ceiling is traced back to a leak in the common roof, the owners corporation is generally liable for fixing both the roof and any resulting internal damage to your lot.
Identify What the Strata Committee Must Repair
The strata committee acts on behalf of the owners corporation, which has a legal duty to maintain and repair common property. Roofing is one of the most significant and expensive common property responsibilities.
The following roof repairs are almost always the strata committee’s responsibility:
- Replacing broken or slipped roof tiles on the shared roof
- Fixing a leaking roof membrane or roof flashing
- Repairing gutters and downpipes that are part of common infrastructure
- Addressing storm damage to the external roof covering
- Fixing structural roof damage caused by tree fall or subsidence
- Replacing damaged fascia boards and bargeboards on common property
- Repairing shared skylights or vents serving multiple lots
In NSW, failure by an owners corporation to carry out necessary repairs can result in orders from the NSW Civil and Administrative Tribunal (NCAT). Committees should not delay roofing repairs, as water ingress can cause rapid structural damage and mould.
Identify What the Lot Owner Must Repair
Not every roofing-related issue is the strata committee’s problem to fix. There are specific situations where the cost and coordination of repairs falls on you as the lot owner.
You are generally responsible for repairs when:
- You installed an exclusive use structure on the roof (such as a private rooftop deck, pergola, or air conditioning unit) and it causes damage
- A skylight or roof access hatch serves only your lot
- You or your tenant caused damage through misuse or negligence
- You made unapproved alterations to the roof without strata committee consent
- Damage originates entirely within your lot boundary, not from common property
If you added a rooftop structure without approval and it later leaks, the owners corporation is unlikely to foot the bill. Always get written approval before making any changes near or on the roof area.
Compare Responsibility at a Glance
Use this table as a quick reference to understand who handles common roofing repair scenarios in strata buildings across NSW, QLD, and ACT.
| Roofing Issue | Strata Committee Responsible | Lot Owner Responsible |
|---|---|---|
| Roof tiles cracked or missing on shared roof | Yes | No |
| Roof membrane failure on common area | Yes | No |
| Leak from common roof into lot below | Yes (roof repair and resulting damage) | No |
| Gutter and downpipe blockage on common property | Yes | No |
| Owner-installed rooftop structure leaking | No | Yes |
| Skylight serving only one lot | No | Yes |
| Damage caused by owner negligence or works | No | Yes |
| Unapproved roof alteration causing water ingress | No | Yes |
This table covers the most common scenarios, but grey areas do exist. If you are unsure, the best first step is to request a written inspection report from a licensed roofing contractor. Five Star Roofing provides strata inspection reports that are clear enough to table at a committee meeting.
Understand the Process for Getting Strata Repairs Approved
Even when a repair is clearly the owners corporation’s responsibility, getting it approved and scheduled takes a specific process. Knowing how this works can save you weeks of frustration.
Here is the typical step-by-step process in NSW, QLD, and ACT strata schemes:
- Submit a written repair request to the strata manager or committee secretary. Include photos and a description of the issue.
- The committee arranges for a licensed roofing contractor to inspect and provide a quote.
- If the repair cost falls within the committee’s spending limit (often $1,000 to $3,000 for routine repairs), they can approve it without a general meeting.
- For major repairs or capital works above the threshold, a general meeting may be required and owners must vote.
- Once approved, the contractor is engaged and the work is scheduled.
- Owners corporation pays from the administrative or capital works fund.
Urgent repairs, such as a storm-damaged roof causing active water ingress, can usually be authorised by the strata manager or committee chair without waiting for a full meeting. Document everything in writing and follow up promptly.
Compare Typical Roofing Repair Costs in Strata Buildings
Understanding cost ranges helps both committee members and lot owners plan and budget. Costs vary by roof type, building size, and location across NSW, QLD, and ACT.
| Repair Type | Estimated Cost Range (AUD) | Typical Responsibility |
|---|---|---|
| Replace broken roof tiles (5-10 tiles) | $300 to $800 | Owners corporation |
| Re-bed and point ridge capping | $800 to $2,500 | Owners corporation |
| Roof flashing repair or replacement | $400 to $1,500 | Owners corporation |
| Full gutter replacement (per lot frontage) | $1,000 to $3,000 | Owners corporation |
| Roof membrane repair (flat roof section) | $1,500 to $5,000+ | Owners corporation |
| Single lot skylight repair or replacement | $500 to $2,500 | Lot owner |
| Owner-installed structure damage repair | Varies | Lot owner |
These ranges are indicative for 2025. Prices in greater Sydney and Brisbane can sit at the higher end due to labour costs. Rural NSW and regional QLD may see lower pricing for standard repairs. Five Star Roofing provides upfront written quotes for all strata repair work so there are no surprises.
Resolve Disputes Between Owners and the Strata Committee
Disputes over roofing responsibility are more common than most people expect. They often arise when the source of a leak is unclear or when the committee is slow to act on a legitimate repair request.
If you believe the owners corporation is failing to repair common property damage, here are your options:
- Send a formal written request to the strata committee with a deadline for response.
- Request a strata meeting to put the issue on the agenda as a formal motion.
- Obtain an independent inspection report from a licensed roofing contractor to confirm the defect is on common property.
- In NSW, apply to NCAT for an order requiring the owners corporation to carry out repairs. This process is relatively straightforward and does not always require a lawyer.
- In QLD, escalate through the Queensland Civil and Administrative Tribunal (QCAT) or the Office of the Commissioner for Body Corporate and Community Management.
- In the ACT, contact the ACT Civil and Administrative Tribunal (ACAT) for mediation or orders.
An independent inspection report is your strongest tool in a dispute. It removes ambiguity and gives the committee clear grounds to act. Five Star Roofing has assisted multiple strata owners and committees in NSW and QLD with documented inspection reports used in formal dispute processes.
FAQs on Strata Roofing Repairs and Responsibility
Can the strata committee charge me for a roof repair that started on common property but damaged my unit?
Generally, no. If the source of damage is common property, the owners corporation is responsible for both fixing the common property and repairing damage caused to your lot as a result. This principle is well-established under NSW, QLD, and ACT strata legislation. Keep records of all damage and communications.
What if the strata committee refuses to fix a leaking roof?
Start by sending a formal written request and documenting the defect with photos and a contractor report. If the committee still refuses, you can escalate to NCAT in NSW, QCAT in QLD, or ACAT in the ACT. These tribunals can issue binding repair orders against the owners corporation.
Who is responsible for roof repairs in a townhouse strata scheme?
In most townhouse strata schemes, the roof is still common property, meaning the owners corporation is responsible. However, some older strata plans or community title schemes in QLD may allocate roof responsibility differently. Always check your specific strata plan and by-laws, and confirm with your strata manager.
Can I arrange my own roof repair and claim it back from the strata committee?
You may be able to recover costs if the repair was urgent and the committee failed to act after being notified, and the repair was to common property. Document everything and keep receipts. However, it is always better to follow the formal approval process first to avoid disputes about reimbursement.
Does strata insurance cover roof damage?
Yes, in most cases. Strata building insurance policies in NSW, QLD, and ACT typically cover sudden or accidental damage to the common roof caused by storms, fire, or impact. Gradual deterioration or lack of maintenance is usually excluded. The owners corporation is required by law to maintain building insurance, which covers common property structures including the roof.
How often should a strata building’s roof be inspected?
A professional roof inspection every two to three years is a reasonable minimum for most strata buildings. After major storm events, an immediate post-storm inspection is strongly recommended. In coastal NSW and QLD, where salt air and extreme weather accelerate deterioration, annual inspections are worth considering. Regular inspections help committees catch small issues before they become expensive common property repairs.
Wrap Up and Next Steps
In strata properties across NSW, QLD, and ACT, the roof is almost always common property, and the strata committee has a legal duty to maintain and repair it. Knowing the boundaries, following the right process, and getting independent expert advice will protect both your investment and your rights as a lot owner.
If you are dealing with a strata roof dispute, need an inspection report, or want a quote for common property roof repairs, Five Star Roofing is here to help. We work with strata committees and individual owners across Sydney, regional NSW, QLD, and the ACT. Call us on +64211234567 to book an inspection or request a written quote today.
