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Responsibility for maintaining roofs and gutters in a body corporate depends on how the property is registered – either under a building format plan (BFP) or a standard format plan (SFP). These survey plans define where lot boundaries sit and, in turn, determine whether a roof or gutter forms part of the common property or is the individual owner’s responsibility.
You can find a copy of your survey plan through Titles Queensland, or by asking your body corporate manager for assistance.
Building Format Plan (BFP)
A building format plan generally applies to apartment complexes and some townhouse developments where the boundaries of each lot are defined by the centre of walls, floors, and ceilings.
In these schemes, the roof and gutters are part of the common property, meaning they are owned and maintained by the body corporate.
This includes:
- The roof structure and its coverings (tiles, metal sheeting etc)
- Gutters and associated downpipes attached to the building
- Flashings and roof penetrations that form part of the building envelope
Because the roof is part of the common property, the body corporate must maintain it in good condition
The body corporate is responsible for ensuring regular inspections and maintenance are arranged, but it relies on owners and residents to report issues such as overflowing gutters, leaks, or visible damage.
Standard Format Plan (SFP)
A standard format plan is common in townhouse, duplex, and detached-style strata communities. In these schemes, each lot is defined by survey pegs on the ground (rather than the centre of walls or ceilings), and owners generally have greater maintenance responsibility.
Under an SFP, the lot owner is usually responsible for the roof, gutters, and downpipes on their own building, unless they are shared between lots.
To determine who is responsible, the following principles apply:
- If the gutter or downpipe services only one lot, it is the lot owner’s responsibility.
- If it services more than one lot, it becomes body corporate responsibility.
For example, if two duplex units share a continuous run of guttering that collects water from both roofs, that shared gutter and downpipe would be maintained by the body corporate. However, if another section of guttering on the same roof only collects water from one lot, it would be that lot owner’s responsibility.
Because these boundaries can vary within the same roofline, it’s important to be specific when reporting maintenance issues.
A simple diagram or Google Maps screenshot can help the committee or contractor identify the correct section of roof or guttering.
Gutter Cleaning and Maintenance
Blocked or overflowing gutters are one of the most common causes of water ingress in strata buildings. When gutters fail, water can backflow into ceiling cavities, leading to damage, mould, and increased insurance premiums.
To reduce this risk, gutters should be cleaned at least once per year – more frequently where trees overhang the roof or debris builds up quickly.
- In a building format plan, gutter cleaning and maintenance are a body corporate expense.
- In a standard format plan, it is the lot owner’s responsibility unless the gutter is shared infrastructure.
Downpipes and Drainage
Downpipes are considered part of the roof and gutter system, and the responsibility follows the same rule as the gutter they service.
If the gutter is common property, the body corporate maintains the downpipe. If it services one lot only, it is that owner’s responsibility.
Where downpipes connect to below-ground stormwater systems, maintenance responsibility can become more complex. In most cases, once the pipe leaves the lot boundary, it becomes part of the common property stormwater system maintained by the body corporate.
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