THE PROS AND CONS OF A ROOF GUARDIANSHIP PROGRAM FOR YOUR BODY CORPORATE

Roofs are one of the most critical — and most overlooked — assets in strata buildings. They protect the entire structure, safeguard residents, and play a major role in insurance outcomes. Yet in many body corporates, roof oversight remains reactive, fragmented, or deferred until failure forces urgent action.

In response to increasing insurance pressure, ageing building stock, and heightened safety obligations, some bodies corporate are now considering a Roof Guardianship Program — an ongoing, independent approach to roof oversight and record-keeping.

Like any governance model, Roof Guardianship has both advantages and considerations. Understanding both is key to deciding whether it’s right for your scheme.

A Roof Guardianship Program is not a roofing contract, not a one-off roof inspection and not routine maintenance. Instead, it is an independent, structured system of:

• Regular visual roof condition assessments focusing on identifying potential issues and estimating costs and timeframes to address for budget planning.
• Photo-verified assessments and defect tracking.
• Documentation of access safety and fall-prevention compliance – because for roofs to be maintained they need to be able to be accessed safely.
• Source and review contractor quotes to confirm scope alignment, identify exclusions or assumptions, and summarise key differences to assist committee decision-making. Guardian programs do not select contractors or approve costs.
• Continuity of records over time (even as committees or BC managers change).

The Pros

1. Early Detection Reduces Long-Term Cost

Small roof defects rarely stay small. Minor issues such as blocked drainage, lifted flashings, or early membrane fatigue can escalate into water ingress, mould, structural damage, and major insurance claims.

A guardianship model focuses on early identification and intervention, often reducing the scale and urgency of future works.

2. Improved Risk and Safety Oversight

Roofs are high-risk work areas, governed by strict WHS obligations. Many committees are unaware that allowing access without compliant fall-prevention systems could expose the body corporate to significant liability.

Roof Guardianship Program helps ensure:

• Roof access risks are identified and documented.
• Safety systems are assessed and recorded.
• Decisions are made with visibility of WHS exposure.

This supports safer decision-making for committees and managers alike.

4. Continuity Despite Committee/BC Manager Turnover

Committee members change regularly. Knowledge is often lost between terms, leading to repeated investigations, duplicated spending, or missed warnings.

Body Corporate Managers leave and new ones step in to look after your building, or you may change BC Management firm all together and not all roof related knowledge transferred to new management team.

A guardianship approach creates a single, continuous roof history that survives committee changes and supports informed decisions over many years.

5. Independence from Contractors

One of the key benefits of a true Roof Guardianship Program is independence. When inspections are separated from repair work:

• Conflicts of interest are reduced.
• Committees receive objective condition reporting.
• Quotes can be compared against verified scope, not assumptions.

This supports transparency and trust.

The Cons (and Considerations)

1. It’s an Ongoing Commitment

Unlike one-off inspections, guardianship is a long-term governance decision, usually an annual subscription. Some committees may hesitate to commit to ongoing oversight if they are focused on short-term budgeting.

However, the same could be said for sinking funds, audits, or safety registers — all of which exist to manage future risk.

2. It Doesn’t Replace Maintenance or Capital Works

A Roof Guardianship Program does not fix the roof. It identifies, documents, and verifies — but maintenance and repairs still need to be undertaken by qualified contractors.

Committees must be comfortable separating oversight from execution.

3. Benefits Are Preventative, Not Always Visible

The greatest value of guardianship is often in what doesn’t happen:

• Claims avoided.
• Emergencies prevented.
• Disputes defused.

For some stakeholders, preventative value can feel less tangible than visible construction work, even though it may deliver greater long-term savings.

4. Requires Cultural Shift in How Roofs Are Viewed

Traditionally, roofs have been treated as “out of sight, out of mind” until failure occurs. Guardianship reframes the roof as a critical risk asset requiring the same governance discipline as finances, safety, and compliance.

That shift may take time for some committees.

Is Roof Guardianship Right for Every Scheme?

Not necessarily. New buildings under warranty, or buildings with recently replaced roofs may not immediately see the same value.

However, for:

• Ageing buildings.
• Schemes with recurring roof issues.
• Bodies corporate facing rising insurance premiums.
• Committees seeking better governance and risk transparency.

…a Roof Guardianship Program can provide structure, confidence, and long-term clarity.

Final Thought

Roof Guardianship isn’t about spending more — it’s about seeing more. Better visibility leads to better decisions, fewer surprises, and a more defensible position when things go wrong.

As strata regulation, safety obligations, and insurance scrutiny continue to tighten, proactive roof governance may move from being a “nice to have” to a core part of responsible body corporate management.

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