Roofing for strata and property managers

This page is for strata councils, strata managers, property managers and landlords arranging roof work on Perth apartments, villas, townhouses and rental homes. The roofing questions are the same as for any home, but there are more people to inform, more decisions to record and, often, several quotes that need to be compared by people who have not seen the roof.

It covers responsibility, tenant access, getting comparable quotes, condition reports, insurance, safety and records. It is general information, not legal advice: check your scheme documents, the tenancy agreement and the relevant legislation for your situation.

Who is responsible for the roof in a strata scheme?#

It depends on the type of scheme and its documents. In a built strata scheme, Landgate lists roofs among the things common property can include, and the strata company is responsible for keeping common property in good and serviceable condition, including repairs and renewing or replacing it when necessary. To know exactly what is common property and what is part of a lot, you need to look at the strata plan for your scheme.

There are two important exceptions to check:

• Exclusive use by-laws. Where an exclusive use by-law gives a lot occupier exclusive use of some common property, the occupier is responsible for maintaining and repairing it unless the by-law says otherwise.
• Survey-strata schemes. A survey-strata plan shows lot boundaries but no buildings, and Landgate describes it as very similar to freehold. The owner of a survey-strata lot is responsible for insuring the infrastructure on their lot, so roof responsibility may sit differently from a built strata scheme.

If the plan and by-laws do not make it clear, Landgate’s Strata Enquiry Line is (08) 9273 7047. Settle the question of responsibility before quotes are requested, so the right party commissions and pays for the work.

What notice do tenants need before roof work?#

Most roof work involves entering the yard, the roof space or the home itself, so treat it as entry to the rental property. Consumer Protection WA’s guidance is that a landlord must give 72 hours’ written notice for non-urgent repairs or maintenance, using Form 19 (Notice of proposed entry), and that immediate access can be required for emergency or urgent work.

Notice periods and procedures are set by the Residential Tenancies Act 1987 and its regulations, so check Consumer Protection WA’s current guidance or the Act if you are unsure. Roof work often depends on dry weather, so build in a way to reschedule with fresh notice if rain delays the job.

How can a strata council get comparable quotes?#

Quotes are only comparable if every contractor is pricing the same work. The most reliable way is to give each one the same written scope.

Consumer Protection WA suggests getting at least three written quotes; check your by-laws and any council procedures for your scheme’s own requirements. Landgate’s guide explains that a strata company can spend up to $500 per lot beyond the approved budget on common property without members’ approval, and larger amounts can be approved by special resolution. For a fuller method, see our guide to comparing roofing quotes.

Why commission a condition report first?#

A condition report turns “the roof needs work” into a list that owners can budget for. It records the condition of each roof area, priorities and recommended actions, and gives later contractors a common reference.

For larger schemes it also supports long-term planning. Landgate’s guide says strata companies with 10 or more lots, or a replacement value of $5 million or more, must keep a reserve fund and a 10-year plan for common property that will need maintenance, repair or replacement beyond routine work, reviewed at least every five years. Landgate lists roof repairs as an example of what the reserve fund covers. See roof inspections for what a useful report includes.

How does insurance fit in?#

For built strata, the strata company must generally insure the insurable assets within common property to replacement value, with some exceptions for small and single-tier schemes. When storm damage occurs, DFES advises contacting the insurer as soon as possible and checking with them before entering a contract for repairs. For rentals, landlords should check their own building or landlord policy. Our guide to roof insurance claims covers the claims process.

How is safety handled on multi-storey buildings?#

Working at height is dangerous, and the contractor must manage fall risks under WA work health and safety laws. For apartment blocks and two-storey townhouses, the access method has a large effect on the quote and the disruption to residents.

• Ask each contractor how they will access the roof and what fall protection they will use, such as scaffold, edge protection or anchor points.
• Share what you know about roof hatches, anchor points, skylights, fragile sheeting and plant on the roof.
• Plan for residents: car bays, walkways and balconies near the work area may need to be closed off.
• Tell contractors about any known or suspected asbestos before they quote.

No resident, manager or council member should go onto the roof to check work. Use photos from the contractor instead; see roof safety for homeowners.

What should be documented?#

Good records protect the strata company, the landlord and future owners. Keep:

For written contracts, deposits and variations, see roofing contracts and your rights in WA. A roof maintenance checklist can help set up regular checks between larger jobs.