Short answer
The roof is part of a building’s shared structure, so in most strata schemes it is common property — which makes repairing a roof leak generally the owners corporation’s responsibility, funded by the scheme. It’s not usually something the top-floor owner sorts out alone. As with any repair, the registered strata plan defines the boundary, but a roof is common property in the great majority of schemes.
Why the roof is usually common property
Common property is the shared structure and areas of the building, and the roof — as part of the external envelope that protects every lot — almost always falls within it. Because maintaining common property is the owners corporation’s duty under the Strata Schemes Management Act 2015, keeping the roof watertight and repairing leaks is generally the scheme’s job, paid from scheme funds rather than by any one owner.
Why prompt action matters
A roof leak rarely stays small. Water spreads through the structure, can reach several lots, and often leads to further damage and mould if left. The owners corporation has a duty to act, and a serious active leak may qualify as an emergency repair that can be arranged urgently. Report it as soon as it’s noticed so the scheme can respond before the damage grows.
Managing the repair as a self-managed scheme
When the roof leaks, the committee needs to move quickly and keep a clean record of what was done. A system such as Straita lets a self-managed committee log the leak, raise the work order, track the roofer through to completion and keep the paperwork and cost in one place — so an urgent repair is handled promptly and there’s a clear history of the scheme meeting its duty.
Primary sources
- Strata Schemes Management Act 2015 (NSW) — s 106, duty to maintain and repair common property.
- NSW Government — Strata schemes (Fair Trading) — repairs and maintenance.