Maintenance: Roofs
In this chapter we explain some roofing terms along with common problems faced by unit groups. We also look at preventative maintenance.
Legislation – Strata Titles Act
Click on Legislation above, to view strata title legislation and hints.
Legislation – Community Titles Act
Click on Legislation above, to view community title legislation and hints.
Roof Structure
The following picture is a view of a timber framed roof. These are used widely in building units.
This roof is a mixture of rafters and roof trusses. The rafters/trusses are secured to the top of the timber framed walls. Purlins are nailed to the top of the rafters/trusses. The cladding, tiles or steel are secured to the purlins.
Common Problems
- Roof movement, as a result of a failed roof strut (supports rafter) or in part, failed truss.
Best Practice
Engage a licenced builder to inspect the roof if there appears to be any movement including cracking in the ceiling below.
Tiled Roof
Many units have their roofs clad with tiles, either teracotta or concrete.
Common Problems
- Terracotta (clay) tiles delaminate with age, more so in seaside suburbs. Secondhand replacements are often available for repairs. If most of the tiles are damaged we suggest the group look are replacement with concrete tiles or steel e.g. colorbond.
- Cement falls out of the ridge & hip capping over time. The picture below shows a roof that has had some cement replaced. It has not been coloured with matching oxide.
- Tiles can break from storm damage or being walked upon. (see insurance claims for storm damage)
- Lead flashing deteriorates with age and can result in leaks. Flashing is used around pipes (sewer, solar water heater pipework, skylights, heater vent etc) and where walls protrude through the roof (parapet).
- Low pitched tiled roofs can suffer water leaks. Sarking (metal foil) is required under these roofs, however it can breakdown over the years.
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Best Practice
We suggest:
- (self managed) officers view all of the roofs before Winter each year.
- (professionally managed) arranging for the roof to be checked when the gutters are cleaned before Winter each year.
- repair cracked and broken tiles – matching secondhand tiles are often available
Steel Clad Roof
Some units have their roofs clad with steel, either plain galvanised/zincalume or colorbond.
Common Problems
- Rusting
- whole sheets – usually takes decades
- where sheets join or are cut
- Loosened nails – sheets lift, flap and potentially leak
- Low pitched roofs can leak at the ridge and hips.
Hint
Where steel sheets are joined rusting may occur. ‘Slippers’ can be a cost saving alternative to whole sheet replacement. These are short lengths of roofing that are ‘slipped’ under the rusted areas to stop water leaking through.
Best Practice
We suggest:
- (self managed) officers check all of the roofs before Winter each year.
- (professionally managed) arrange for the roof to be checked when the gutters are cleaned before Winter each year.
- repair any loose flashing – a roofer or licenced plumber can help with this.
Asbestos Clad Roof
There are still some units with asbestos roofs.
Common Problems
- Asbestos roofs are now many decades old and often suffer from cracking, leaks and flaking of the surface.
- Asbestos roofs are a potential health hazard if the surface flakes and then become airborne.
Best Practice
We suggest:
- Cladding of the asbestos roof using battens and steel roofing or
- Removal of the asbestos all together by a licenced contractor
- All those walking on the roof must use crawl boards
- Consider insalling warning signs (required for commercial groups)
- Consider having an Asbestos Register (required for commercial groups)
Tools
The following tools may assist in the maintenance of your group’s roof.
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Gutter Clean & Roof Checklist |
Fragile roof guide |
Tiled roof care |
Living with fibro (asbestos cement) Click on picture for printable version |
Roof structures explained
courtesy of City College Coventry
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Strata Titles Act (plan number less than 20,000)
Roofs are common property under Section 5 of the Act as they are not within a unit. Section 25 explains the Corporations responsibility to maintain the roof.
Section 5: Boundaries
(5) Subject to any explicit statement to the contrary in a strata plan, the following principles apply to the definition of a unit by strata plan:
(c) where a boundary is defined by reference to a ceiling or roof—the boundary is the under surface of the ceiling or roof.
Section 25. The functions of the strata corporation are as follows:
(a) to administer and maintain the common property for the benefit of the unit holders and, to such extent as may be appropriate, other members of the strata community
What does this mean?
All roofs above units are common property under the Section 5 of the Strata Titles Act – see Boundaries
The Courts have ruled that the repair of roofs is not a ‘benefit’ for the unit(s). The respective owners cannot be exclusively levied for the work using Section 27(6) of the Act.
Community Titles Act
Strata Division (one lot above another)
Roofs are common property under Section 28 of the Act as they are not within a unit. Section 75 explains the Corporations responsibility to maintain the roof.
Section 28—Common property
(1) The common property created by a community plan comprises:
(a) those parts of the community parcel that do not comprise or form part of a lot
(c) in the case of a strata plan—those parts of the building that are not part of a lot
Section 75—Functions and powers of corporations
(1) The functions of a corporation are
(a) to administer, manage and control the common property for the benefit of the owners of the community lots; and
(b) to maintain the common property and the property of the corporation in good order and condition
What does this mean?
The roofs on community titled Strata Divisions (1 lot above another) are treated the same as a Strata Titled group. The corporation owns the roofs and is responsible for their maintenance under Section 75.
For regular lot by lot Community Corporations each lot owner has ownership of buildings within their lot, this includes their respective roofs.
