A Practical Pre-Season Check for Body Corporate Managers and Committees

Storm season rarely begins with a dramatic warning. More often, it begins with the first humid afternoon, the first blocked outlet, or a flashing that has been lifting quietly for months.

Every year, the familiar advice returns: clear the gutters, secure loose items and review the insurance policy. That advice matters. For a body corporate, however, there is a more basic question that should come first: do we actually know the condition of the roof before the first serious storm arrives?

The Bureau of Meteorology describes October to April as Australia’s peak period for severe weather. Severe thunderstorms are most common from around September through to March or April, while the official Australian tropical cyclone season runs from 1 November to 30 April. Queensland’s own preparedness guidance also stresses that severe weather can occur outside those dates, so the sensible time to prepare is before the season, not when a warning has already been issued.

Why Roofs Deserve an Earlier Conversation

Roofs are difficult assets for committees to manage because they are largely out of sight. A garden, foyer or pool is seen every day. The roof may only attract attention after water appears inside the building.

By that point, the visible leak may be the final symptom of a much older issue: blocked drainage, failed sealant, loose tiles, deteriorating membrane, corrosion, movement at flashings or a previous repair that never addressed the cause.

A strata roof also involves more than the roof covering itself. Safe access, gutters and outlets, penetrations, plant, fall-prevention systems, previous defects, maintenance records and insurance documentation can all become part of the same problem.

Seven Questions Worth Asking Before the Season

1. When was the roof last properly assessed?

A recent invoice for gutter cleaning is not the same as a clear condition record. The committee should know what roof systems are present, what defects were observed and what was recommended.

2. Are gutters, outlets and overflow paths clear?

Stormwater systems need a clear path. Leaves, silt, vegetation and building debris can restrict drainage and turn a manageable downpour into ponding or internal water entry.

3. Have known defects actually been closed out?

Old reports and meeting minutes often contain items that were noted, discussed and then lost between committee changes. Revisit previous recommendations and confirm what was completed.

4. Are there loose, ageing or corroded components?

Tiles, flashings, sheet laps, fasteners, cappings, gutters and rooftop equipment should be reviewed for movement, corrosion or deterioration before high winds and heavy rain test them.

5. Can contractors access the roof safely?

A maintenance plan is difficult to act on if safe access has not been considered. Roof-access arrangements and fall-prevention systems should be understood before urgent work is required.

6. Is there a dated photographic record?

Good photographs help committees track change over time. They can also help distinguish recent storm damage from pre-existing deterioration, although insurance decisions always depend on the policy and the individual circumstances.

7. Is the response plan clear?

The manager, committee and relevant contractors should know who is authorised to arrange make-safe work, who records the damage and who contacts the insurer. That is easier to agree before an event than during one.

What A Useful Pre-Season Review Should Produce

A useful review should not end with “the roof looks fine”. It should leave the committee with a short, practical record:

• dated photographic evidence;
• a clear summary of the observed condition;
• immediate, short-term and longer-term priorities;
• items that need specialist investigation;
• confirmation of outstanding recommendations; and
• a sensible next step for budgeting, tendering or monitoring.

After A Storm: Safety And Evidence First

After a severe event, residents and committee members should not climb onto a roof to investigate. Make-safe work and close inspection should be undertaken by appropriately competent contractors using safe access.

From ground level, record what can be seen, note the time and nature of the event, preserve relevant photographs and documents, and notify the insurer or broker promptly where damage may be covered. Temporary work should be documented so there is a clear record of what was damaged, what was made safe and what still requires investigation.

Publication Note

This article provides general information only. It is not engineering, legal, insurance or emergency advice. Every property, roof system, policy and event is different. Follow official warnings and engage appropriately qualified specialists.

Reference Notes

• Bureau of Meteorology – Know your weather. Know your risk: https://www.bom.gov.au/resources/know-your-weather-know-your-risk.
• Bureau of Meteorology – Severe thunderstorms: https://www.bom.gov.au/resources/learn-and-explore/severe-weather-knowledge-centre/thunderstorms.
• Bureau of Meteorology – Australian tropical cyclone season: https://www.bom.gov.au/climate/cyclones/australia/.
• Get Ready Queensland – Cyclone and storm surge: https://www.getready.qld.gov.au/getting-ready/know-your-risk/types-disasters/cyclone-and-storm-surge.
• Insurance Council of Australia – Preparing for SEQ storm season: https://insurancecouncil.com.au/resource/get-prepared-amid-early-start-to-storm-season-for-seq/.

Article Contributed by Amanda Belot, Director of Strata Roof Management – We don’t look at roofs, we look after them.

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