Gutter Cleaning - The Annual Job That Saves Roofs

A small job that prevents big problems

Gutter cleaning isn't glamorous, but neglecting it leads to expensive damage. Understanding who's responsible and staying on top of a regular schedule saves money and headaches down the line.

Who owns the gutters?

Where lots are stacked, or share a roof, the gutters, downpipes and fascias are almost always common property, and the owners corporation has a statutory duty to maintain them. Where lots are freestanding and sit side by side, each owner usually owns the gutters on their own building. That split holds across Australia. What changes is the name of the body and the section that imposes the duty.

The maintenance duty, by jurisdiction

• NSW. Strata Schemes Management Act 2015, s 106(1): the owners corporation must properly maintain the common property and keep it in a state of good and serviceable repair, and must renew or replace fixtures and fittings (s 106(2)).

• VIC. Owners Corporations Act 2006, s 46: the owners corporation must repair and maintain the common property. Lot owners must not repair or alter it themselves (s 47A).

• QLD. Body Corporate and Community Management Act 1997, s 152, with the operative duty in your scheme regulation module: Standard Module s 180, Accommodation Module s 170, Commercial Module s 127, Small Schemes Module s 99. Check which module applies to your scheme before quoting a section.

• WA. Strata Titles Act 1985, s 91(1)(c): the strata company must keep the common property in good and serviceable repair, properly maintain it, and renew or replace it if necessary, whether the deterioration comes from fair wear and tear, inherent defect or any other cause.

• SA. Strata Titles Act 1988, s 25(a) for strata corporations. Community Titles Act 1996, s 75(1)(b) for community corporations, which must maintain the common property in good order and condition.

• TAS. Strata Titles Act 1998, Schedule 1 clause 8: the body corporate must administer, manage and control the common property, and maintain the service infrastructure in good and serviceable order.

• ACT. Unit Titles (Management) Act 2011, s 24(1): the owners corporation must maintain the common property.

• NT. Unit Titles Act 1975, s 34(b): the corporation must keep in good repair and properly maintain the common property.

Two things worth checking before you assume the corporation pays. Several jurisdictions allow a by-law or a common property memorandum to shift responsibility for specific items onto an owner, and NSW s 107 is the clearest example of that. And where each lot is freestanding rather than stacked, the gutters on that building are usually the owner problem, not the corporation one.

What goes wrong when gutters are neglected

• Weeds take hold in the gutter: Soil and debris build up, seeds germinate and the root growth rusts the gutter from the inside out. By the time it's visible, the gutter section usually needs replacing.

• Downpipes rust and block: Leaf litter and debris sitting in downpipes for years causes internal corrosion and blockages.

• Stormwater sumps fill up: The sumps in driveways and other areas collect surface water and channel it to underground drainage. They gradually fill with leaves and rubbish and need regular clearing.

• Sump pumps fail: Where the street level is higher than the property, stormwater sump pumps are used to prevent flooding. Without annual servicing by a qualified technician, they can fail when you need them most.

Recommended schedule

Arrange for all gutters, downpipes, sumps and stormwater drains to be cleaned in April or May each year before the winter rains arrive.

If there are overhanging trees, you may need to clean more frequently. In coastal or salty environments, consider replacing deteriorating gutters and downpipes with COLORBOND® or equivalent and schedule cleaning and washing every three months.

Contractor checklist

Hand this checklist to your gutter cleaning contractor before work begins. It sets clear expectations and helps you get better value from the job.

For more advice on working with contractors, feel free to call us on 1300 79 2255 or email hello@acaciacollective.com.au.