Written by Five Star Roofing | Published on July 2025
Strata managers in NSW, QLD, and ACT should look for roofing contractors who hold a valid contractor licence, carry public liability insurance of at least $20 million, and have verifiable experience working on multi-unit strata properties. The right contractor will also understand body corporate approval processes and strata-specific documentation requirements.
This article covers the exact criteria to evaluate when sourcing a roofing contractor for your strata scheme, from licensing and insurance through to communication standards and warranty terms.
Verify Licensing and Insurance Before Anything Else
In NSW, roofing work requires a contractor licence issued by NSW Fair Trading. In QLD, it falls under a QBCC licence. In the ACT, contractors must be licensed through the ACT Government Access Canberra system. If a contractor cannot produce a current licence number, do not proceed.
Insurance is equally non-negotiable for strata work. You are responsible for common property, and any damage caused by an unlicensed or uninsured contractor could fall back on the owners corporation.
Minimum insurance requirements to ask for:
- Public liability insurance: at least $20 million
- Workers compensation insurance covering all on-site staff and subcontractors
- Contract works insurance for the duration of the project
- Professional indemnity insurance if design or engineering advice is included
Always request certificates of currency, not just verbal confirmation. Certificates should list the strata property address or your organisation as an interested party where possible.
Confirm Experience with Strata and Multi-Unit Properties
Roofing a strata complex is fundamentally different from a single residential home. Access to multiple lots, working around residents, managing noise during approved hours, and coordinating with building managers all require a contractor who has done this before.
Ask any contractor you are considering for specific examples of strata work they have completed. Request references from strata managers or owners corporations, not just homeowners.
Key experience areas to probe during the selection process:
- Experience with common roof types in strata: flat membrane roofs, Colorbond sheet metal, concrete tiles, and terracotta tiles
- Familiarity with the Strata Schemes Management Act 2015 in NSW or equivalent legislation in QLD and ACT
- Ability to provide scope of works documentation suited to body corporate approval meetings
- Experience managing staged works to minimise disruption to residents
- Knowledge of NCC (National Construction Code) compliance for common property roofing
Five Star Roofing has worked with strata managers across Sydney and regional NSW on everything from emergency leak repairs to full roof replacements on multi-storey complexes.
Compare Contractor Credentials Across Key Criteria
When you are shortlisting contractors, a side-by-side comparison helps you make a clear, defensible decision for the owners corporation. Use a table like this to structure your evaluation.
| Criteria | What to Look For | Red Flag |
|---|---|---|
| Licensing | Current NSW, QLD, or ACT licence on public register | Cannot provide licence number or it has expired |
| Public Liability | Minimum $20M, certificate of currency provided | Less than $10M or certificate is outdated |
| Strata Experience | 3 or more completed strata projects with references | Only residential home experience |
| Written Quote | Itemised scope with materials, labour, and timeline | Verbal quotes only or vague lump sums |
| Warranty | Minimum 10 years on materials, 5 years on workmanship | No written warranty offered |
| NCC Compliance | Can confirm compliance with current code requirements | Unfamiliar with NCC or dismisses it |
Keep a copy of this comparison table on file. If the owners corporation questions your contractor selection, this documentation supports your due diligence process.
Understand Regional Roofing Requirements in NSW, QLD, and ACT
Strata properties across different states face different environmental and regulatory pressures. A good roofing contractor will understand the specific demands of the region they are working in.
| Region | Key Environmental Factor | Common Roof Type | Relevant Standard |
|---|---|---|---|
| Sydney and coastal NSW | Salt air corrosion, heavy east coast rain events | Colorbond, terracotta, concrete tile | AS 1562.1, NCC Volume 2 |
| South-east QLD (Brisbane area) | Cyclone-rated zones, UV degradation, storm season | Colorbond, flat membrane roofs | AS 4055 Wind Loads, QBCC code |
| ACT (Canberra) | Freeze-thaw cycles, hail exposure, bushfire risk zones | Colorbond, slate, concrete tile | BAL ratings, NCC energy provisions |
In the ACT, strata roofs in designated bushfire attack level (BAL) zones may require specific ember-resistant materials. A contractor unfamiliar with ACT requirements could create a compliance problem for your scheme.
In QLD, particularly in cyclone-risk areas, roof fixings must meet specific wind loading standards. Always confirm the contractor is aware of the applicable wind classification for your property location.
Assess How the Contractor Handles Strata Communication and Documentation
Strata work involves multiple stakeholders: the owners corporation, the building manager, individual lot owners, and sometimes an independent strata committee. A roofing contractor who communicates poorly will create problems at every stage.
Before awarding a contract, assess how the contractor handles the following:
- Providing a written scope of works in plain language for committee approval
- Issuing formal progress reports at agreed intervals
- Notifying residents of noise and access impacts in advance
- Documenting any variations to the original scope with written approval before proceeding
- Supplying completion certificates and warranty documentation at handover
Ask for a sample of their strata-specific documentation from a previous project. A professional contractor will have templates ready. One who hesitates or cannot provide examples likely lacks genuine strata experience.
Five Star Roofing provides strata managers with full written reports, photographic documentation before and after works, and warranty certificates on completion. This makes your job easier when reporting back to the owners corporation.
Review Warranty Terms and After-Service Support
A roof warranty for a strata property should cover both materials and workmanship separately. Material warranties come from the manufacturer, while workmanship warranties come from the contractor. Make sure you understand which is which.
Typical warranty benchmarks for quality strata roofing work:
- Colorbond steel: manufacturer warranty of up to 36 years for the paint system depending on product line
- Membrane flat roofs: manufacturer warranty typically 10 to 15 years
- Contractor workmanship warranty: a minimum of 5 years is reasonable, 10 years is better
- Guttering and flashings: should be covered under the workmanship warranty
Check whether the warranty is transferable if the strata plan changes management. Also confirm the contractor will still be in business to honour it. Sole traders with no business history present a risk here.
Ask how warranty claims are handled. A reliable contractor will have a clear process for inspecting and addressing warranty issues, not just a vague promise to return if something goes wrong.
Evaluate Pricing Structures and What a Strata Quote Should Include
Pricing for strata roofing varies significantly based on roof size, access difficulty, material choice, and scope of work. As a rough guide, full roof replacements on strata complexes in NSW typically range from $80 to $180 per square metre installed, depending on materials and access requirements.
A proper strata quote should itemise the following:
- Materials: type, brand, and quantity
- Labour: hours or fixed price, plus any allowance for unforeseen structural issues
- Access equipment: scaffolding, EWPs, safety systems
- Waste removal and site cleanup
- Inspection and certification fees if applicable
- GST clearly shown as a separate line item
Be cautious of quotes that are significantly lower than others. In strata work, a low quote often means corners will be cut on safety systems, substandard materials will be used, or variations will be issued mid-project to recover margin.
Ask each contractor to quote on the same scope so comparisons are fair. If their scope differs from yours, ask them to explain why in writing before accepting any variation.
FAQs on Choosing a Roofing Contractor for Strata
Does a roofing contractor in NSW need a specific licence for strata work?
In NSW, a roofing contractor needs a contractor licence from NSW Fair Trading to legally carry out roof work on any property, including strata. There is no separate strata-specific licence, but the contractor must hold the appropriate trade category covering roofing. Always verify the licence number on the NSW Fair Trading public register before signing a contract.
Who is responsible for the roof in a strata scheme?
In most strata schemes across NSW, QLD, and ACT, the roof is considered common property and is the responsibility of the owners corporation to maintain and repair. Strata managers typically coordinate the procurement of roofing work on behalf of the owners corporation. The exact boundaries should be checked against the individual strata plan and the applicable state legislation.
How do I get body corporate approval for a roofing project?
Most strata schemes require committee or general meeting approval for major works above a spending threshold set in the by-laws or legislation. You will typically need to present at least two written quotes, a scope of works, and evidence of contractor insurance and licensing. Your strata manager or legal adviser can confirm the exact approval process required under your scheme.
What is a reasonable timeline for a strata roof replacement in Sydney?
A typical full roof replacement on a two to four storey strata building in Sydney takes between two and six weeks depending on roof size, access complexity, and weather. Larger complexes or those requiring scaffolding may take longer. A good contractor will provide a project programme with milestones as part of their tender submission.
Can strata roofing work be claimed on building insurance?
Roofing work caused by a sudden event like a storm or hail may be covered under the strata building insurance policy. Maintenance-related deterioration or gradual wear is generally not claimable. Always lodge a claim with your insurer before committing to repairs, as unauthorised work can void a claim. Five Star Roofing can provide inspection reports and photographic evidence to support insurance claims.
What happens if the roof leaks after the contractor finishes?
If a leak occurs within the workmanship warranty period, the contractor is obligated to return and rectify the defect at no charge. Make sure your contract specifies the warranty period, what it covers, and a response timeframe for urgent issues. If the contractor refuses to honour the warranty, you may have recourse through NSW Fair Trading, QBCC, or ACT Access Canberra depending on your location.
Wrap Up and Next Steps
Selecting the right roofing contractor for a strata property comes down to verified licensing, adequate insurance, genuine strata experience, and professional documentation standards. Cutting corners at the procurement stage creates risk for the owners corporation and exposes you as the strata manager to serious liability.
Five Star Roofing works with strata managers across NSW, QLD, and ACT, providing licensed, insured, and fully documented roofing services for strata schemes of all sizes. Call us on +64211234567 to request a strata-specific roof inspection or written quote for your next project.
