If you’re living in or planning to buy a townhouse in Australia, one of the most common questions that comes up is “who is responsible for roof repairs in a townhouse?” The answer depends on how your townhouse is structured legally, whether it’s part of a strata title or community title, and where the boundary lines for maintenance responsibilities are drawn.
In most cases, the body corporate (owners corporation) is responsible for maintaining and repairing common property, which includes the roof. However, if the roof is part of a lot owner’s property (for example, if the boundary of the lot includes the roof), the homeowner may be responsible for the repair costs. Understanding your specific title and strata plan is crucial before making or paying for repairs.
Let’s break down the details so you know exactly where your responsibilities lie and how to handle roof issues the right way.
Understanding Townhouse Ownership in Australia
Townhouses are typically governed under a strata scheme, where each owner holds their individual lot and shares ownership of common property. This setup is managed by a body corporate, which handles communal areas like gardens, driveways, and in many cases, the building’s roof and exterior.
However, not all townhouse complexes are the same. Some are built under a community title or freehold title, which shifts maintenance responsibilities to the owner.
To determine who is responsible for roof repairs in a townhouse, start by checking:
✔ Your property title type – strata, community, or freehold.
✔ Your strata plan boundaries – especially where the roof sits in relation to your lot.
✔ The by-laws – these can clarify or assign specific maintenance duties.
Strata Title: The Most Common Case
In a strata-titled townhouse, the roof is generally considered common property. This means that the body corporate is responsible for organising and funding any roof maintenance, leak detection, or replacement work.
For example, if your townhouse roof starts leaking after a heavy Brisbane storm, and the roof is listed as part of the common property, the body corporate will arrange the repair and cover the cost from the sinking fund.
However, if the issue is caused by something inside your lot — like a skylight you installed — then you, as the lot owner, might be responsible for that portion of the damage.
Freehold or Community Title: You’re Likely Responsible
If your townhouse is under a freehold title, you own both the building and the land it’s on — including the roof. In this case, you are entirely responsible for roof maintenance and repairs.
For community-titled properties, ownership can vary slightly, but most often the homeowner bears responsibility for their own roof, while the community association looks after shared areas such as driveways and fences.
If you’re unsure, it’s best to review your title documents or speak with your body corporate manager or conveyancer to confirm.
Common Scenarios Explained
Let’s look at a few examples to clarify who is responsible for roof repairs in a townhouse:
- Leaking Roof (Strata Complex)
- The leak originates from a cracked tile on the roof, which is common property.
- Responsibility: The body corporate must arrange and pay for repairs.
- The leak originates from a cracked tile on the roof, which is common property.
- Internal Ceiling Damage
- Water seeps through and damages your ceiling plaster.
- Responsibility: The body corporate handles the roof repair, but you may need to fix your ceiling’s internal finish.
- Water seeps through and damages your ceiling plaster.
- Private Roof Alteration (e.g., Solar Panels)
- You install solar panels without approval, and they cause leaks.
- Responsibility: You’re liable for all associated roof repair costs.
- You install solar panels without approval, and they cause leaks.
- Detached or Freehold Townhouse
- The property is not under strata.
- The property is not under strata.
- Responsibility: You, the homeowner, manage and fund roof repairs directly.
Why Clarity Matters
Misunderstandings about who is responsible for roof repairs in a townhouse can lead to unnecessary conflict between neighbours or with the body corporate. It’s always best to:
✔ Review the strata plan and bylaws before undertaking any roof work.
✔ Get written approval for any roof modifications.
✔ Report roof leaks promptly to the body corporate or strata manager.
✔ Keep all repair and inspection records for future reference.
Regular inspections also help catch small issues early — preventing major costs down the line.
The Importance of Professional Roof Inspections
Whether the responsibility lies with you or the body corporate, professional roof inspections are key to maintaining your townhouse’s integrity. Regular assessments can identify issues like cracked tiles, flashing problems, or blocked gutters before they escalate into expensive repairs.
At Tomkat Roofing, we offer thorough roof inspections and maintenance services tailored for townhouse properties across Queensland. Our experts help identify problem areas and provide clear reports you can share with your body corporate or insurer.
Choosing the Right Roofing Contractor
When repairs are needed, selecting an experienced, licensed roofing contractor ensures quality workmanship and compliance with strata or council regulations.
Trust Tomkat Roofing for reliable, professional townhouse roof repairs. Whether it’s a small leak or a full restoration, our team provides efficient service with minimal disruption to your home or complex.
Frequently Asked Questions
Who is responsible for roof repairs in a townhouse under strata title?
In most strata-titled townhouses, the body corporate is responsible for maintaining and repairing the roof since it’s part of the common property.
What if my townhouse is not part of a strata scheme?
If your townhouse is under a freehold or community title, you’re likely responsible for the roof repairs yourself.
How can I confirm who owns the roof area?
Check your strata plan and by-laws, or consult with your strata manager or conveyancer to understand where your property boundaries lie.
Can I repair the roof myself if it’s common property?
No. For common property roofs, only the body corporate can authorise and arrange repairs through approved contractors.
How often should townhouse roofs be inspected?
Ideally, have your roof inspected once a year or after severe weather events. Regular inspections help prevent leaks and structural damage.
Final Thoughts
Understanding who is responsible for roof repairs in a townhouse is essential to avoid unnecessary expenses and disputes. The key lies in knowing your property’s title type, reviewing the strata plan, and communicating clearly with your body corporate.
Whether you’re a townhouse owner, investor, or strata manager, staying proactive with maintenance ensures long-term protection for your property.
Need clarity on your townhouse roof responsibilities or a professional inspection?
Contact Tomkat Roofing today for expert advice, transparent quotes, and trusted repair services.
Call us now or book your inspection online – let’s keep your roof watertight and worry-free.
