The roof is common property. The records are the committee's problem.
A committee has to justify its maintenance spend, defend its sinking fund forecast, and answer an insurer at renewal. All three of those go better with documentation than without it.
What a committee is actually managing
Under Queensland body corporate legislation, the body corporate must maintain common property in good condition — and for most schemes the roof is common property. That obligation sits with the committee whether or not anyone has looked at the roof this decade.
In practice, roof maintenance in a strata scheme tends to be reactive. Something leaks into a lot, the caretaker calls someone, the invoice gets paid, and the paperwork is an invoice for a repair rather than a record of a condition. Three years later nobody can say what state the roof was in before the damage.
Where the documentation earns its place
At insurance renewal. Strata insurance premiums have risen sharply across Queensland. A documented, professional maintenance history is a straightforward thing to put in front of a broker, and it is a far better position than having nothing when a question about roof condition comes up.
In the sinking fund forecast. A quantity surveyor forecasting for roof replacement is estimating remaining life. Regular, graded, photographed condition reports turn that estimate into something with evidence behind it — which is the difference between a defensible forecast and a guess the committee has to wear.
At the AGM. Committees change. A written record survives the changeover, and it means the incoming committee is not starting from zero on a decision the outgoing one had already worked through.
What we do for a scheme
The same thing we do for a house, at building scale: scheduled inspections by a QBCC-licensed roofer, zone-by-zone condition grading, timestamped photographs, and a signed report after every visit — issued to the committee and to the body corporate manager, and held on file.
Minor maintenance is carried out on the visit. Anything beyond that is quoted separately, in writing, so the committee has a document it can actually put to a vote.
What it costs
We are not going to publish a strata price, because there is not an honest one to publish. Roof area, number of buildings, pitch, access, plant on the roof and the age of the scheme all move the number materially — a 6-lot walk-up and a 40-lot complex with three buildings are not the same job and should not carry the same price.
Priced per building, following a site assessment. Multi-property and multi-building discounts apply. We will give the committee a written proposal it can table, with the scope and the schedule set out clearly enough to vote on.
For the committee pack
We will provide a written proposal formatted for tabling at a committee meeting or AGM — scope, inspection schedule, deliverables, term and price, on one document.
If it is helpful, I will attend the meeting and answer questions directly. No charge, and no obligation on the scheme.
Who to talk to
We are happy to deal with the committee, the body corporate manager, the caretaker or the building manager — whoever actually holds this. Just tell us who owns the decision.
- QBCC-licensed inspections
- $20M public liability
- Reports issued to committee and BC manager
- SWMS provided for every site
- Written proposal you can table
Start with a site assessment.
We look at the buildings, measure the roof area, check access, and come back with a written proposal and a price. No cost to the scheme and no obligation to proceed.