Roof repair questions, answered.

In most schemes the owners corporation is responsible, because the roof and gutters are usually common property. NSW Fair Trading lists both as owners corporation responsibilities. By-laws or owner alterations can change this, so check your strata plan and by-laws. Your strata manager or a strata lawyer can confirm what applies.

In most NSW schemes it is. NSW Fair Trading gives roofs as an example of common property, along with pipes, cables and external walls. Schemes differ, so the registered strata plan and by-laws are where to confirm it for your building.

NSW Fair Trading's general list puts the ceiling with the owners corporation, except painting, unless the problem comes from changes an owner made. Internal painting generally sits with the owner. Who ultimately bears the cost of leak damage depends on the cause and your scheme, so ask your strata manager or get legal advice.

NSW Fair Trading says to notify your building manager, strata manager or strata committee about common property that needs repair. Tenants should contact their agent or landlord. Reporting in writing with photos and dates creates a clear record. Stay off the roof and keep away from water near electrical fittings.

NSW Fair Trading says that in an emergency, owners should notify the strata manager or committee if possible and check for an emergency contractor list. An owner may be eligible for a refund if they can show the owners corporation was responsible and the work was necessary and urgent. Non-emergency work on common property needs proper authorisation.

NSW Fair Trading's guidance doesn't give a set number of days for a strata roof repair. Section 106 of the Strata Schemes Management Act requires the owners corporation to keep common property in good and serviceable repair. If you are concerned about delay, Fair Trading offers free strata mediation, and a strata lawyer can advise on your position.

NSW Fair Trading outlines these steps: submit a motion for a general meeting, apply for its free strata mediation, then lodge a formal complaint if mediation fails or is declined. Fair Trading may ask for a rectification plan, issue a compliance notice or seek enforceable undertakings. A strata lawyer can advise on other options, including NCAT.

The law allows this in some cases. NSW Fair Trading states that a lot owner may take legal action for loss suffered where the owners corporation failed its duty to maintain and repair common property, within six years of becoming aware of the loss. Whether that applies to you is a legal question, so speak to a strata lawyer.

That depends on the cause and the policy wording. Strata policies are generally written around insured events, and wear or maintenance issues are commonly excluded, Your strata manager, broker or insurer can confirm what your building's policy covers.

Strata insurance specialists note that NSW strata legislation doesn't say who pays the excess, so by-laws and the circumstances matter. Your strata manager or insurance broker can confirm how it works for your scheme.

NSW Fair Trading says most minor repairs can be paid from the administrative fund, and major repairs from the capital works fund, also called the sinking fund. Owners must get at least 30 days' written notice of levies, or 14 days for emergency repairs needed to mitigate a serious and imminent threat to health or safety.

It depends on the work. Strata lawyers generally distinguish necessary repair or replacement under section 106, usually authorised by ordinary resolution, from improvements under section 108, which need a special resolution. Changing roof material can raise this question, so ask your strata manager or a strata lawyer before a motion goes out.

NSW Fair Trading says all schemes must get at least two independent quotes for work valued at $30,000 or more Emergency repairs, such as serious storm damage, are excluded. By-laws can also set spending limits, so check yours.

For residential work, NSW requires a licence where labour and materials are valued over $5,000. The licence must cover the category of work, and roof tiling is its own category You can check a licence on the Service NSW register. Written contracts are required above $5,000, and home building compensation cover can apply above $20,000.

They can. NSW Government guidance says remedial building work on Class 2 buildings is regulated under the Design and Building Practitioners Act, and uses roof waterproofing in its examples, Whether your job is caught depends on the building and scope, so a registered practitioner should confirm. A separate pathway applies to emergency remedial work.

Not automatically. NSW Fair Trading says its strata repair rules apply to all strata property, including duplexes, and common property varies by scheme. Responsibility for a particular roof depends on the registered plan and by-laws, so those documents are the starting point.

In many NSW schemes, roof membranes are treated as common property, which makes them the owners corporation's responsibility. A by-law can change this, including for exclusive-use rooftop terraces. Your strata plan and by-laws confirm it. Waterproofing on apartment buildings may also fall under Design and Building Practitioners Act requirements.

It depends on the roof's condition. A repair usually costs less upfront, while widespread failures may make replacement better value over time. A dated condition report with photos gives owners and committees information to compare the options Any price should come from a quote specific to your building.

Cost depends on access, building height, roof type, fall protection and whether the job is a repair or full replacement A small leak repair may be one callout, while multi-storey work can need scaffolding and engineering input. The only reliable figure is a written quote after an inspection of your building.

Hiroof provides roof maintenance, repair and restoration for residential strata buildings across Sydney and surrounds. We can inspect the roof where access is safe, record its condition with photos, and quote repair or maintenance work for your strata manager or committee to consider. Decisions on responsibility, funding and approvals stay with the owners corporation.