Replacing or Repairing a Roof at a Scout Property

Replacing or Repairing a Roof at a Scout Property

Introduction

A leaking or deteriorated roof can cause extensive damage if it is not addressed promptly. However, replacing the roof of a Scout den, hall or campsite building is not always a straightforward maintenance job.
Many Scout facilities are older buildings. Their original roof framing, battens, connections and tie-downs may not meet current building codes or engineering requirements. Removing the existing roofing can also uncover deterioration, corrosion, termite damage, asbestos-containing materials or undocumented alterations.
For these reasons, formations should contact the Scouts Queensland Facilities Team before arranging substantial roof repairs or replacement work.

When is building approval required?

As a general rule in Queensland, replacing more than 20% of an existing roof may require building approval and certification. Work affecting 20% or less may qualify as minor or exempt work where it is genuinely like-for-like and does not affect the building’s structural performance.
The 20% threshold should not be treated as automatic permission to proceed. Building approval or engineering advice may still be required where:
  1. The roofing material or profile is being changed.
  2. The weight or structural loading of the roof will change.
  3. Battens, rafters, trusses, framing or tie-downs require replacement or alteration.
  4. Significant corrosion, deterioration or structural movement is present.
  5. The work affects fire safety, insulation, ventilation, drainage or energy-efficiency requirements.
  6. Solar panels, air-conditioning equipment or other roof-mounted systems are affected.
  7. The building is heritage-listed or subject to planning, lease or landowner requirements.
A licensed building certifier must determine whether approval is required and what inspections and documentation will be necessary.

Why older Scout buildings need particular care

A roof may have performed adequately for many years but still not comply with today’s standards. Once substantial replacement work is proposed, a building certifier or structural engineer may need to assess:
  1. Roof framing and the condition of timber or steel members.
  2. Battens and their connections to the roof structure.
  3. Tie-downs connecting the roof to the walls and foundations.
  4. Wind classification and design wind loads.
  5. Structural capacity for the proposed roofing material.
  6. Corrosion, water damage, termite damage or timber decay.
  7. Previous alterations or additions that may not have been documented or approved.
  8. Whether gutters, downpipes and stormwater systems are appropriately sized and connected.
Additional strengthening or upgrading may therefore be required before a new roof can be certified.

What to do when a roofing problem is identified

1. Make the area safe

If the roof is actively leaking, unstable or damaged following a storm:
  1. Restrict access to the affected area.
  2. Protect people and property from falling materials, water and electrical hazards.
  3. Arrange temporary make-safe work where urgently required.
  4. Notify the Scouts Queensland Facilities Team as soon as possible.
  5. Report storm or accidental damage promptly if an insurance claim may be required.
Warning
Temporary work should only make the building safe and weather-resistant. It should not develop into an unapproved permanent replacement.

2. Contact the Facilities Team

Provide the Facilities Team with:
  1. The property and building affected.
  2. Photographs of the roof and visible damage.
  3. A description of the problem and any active leaks.
  4. The approximate area requiring repair or replacement.
  5. Any available building plans, engineering documents or previous approvals.
  6. Details of solar panels, asbestos, insulation or roof-mounted equipment.
  7. Any contractor reports or preliminary quotations already obtained.
The Facilities Team will help advise on the required internal approvals and whether input is needed from a building certifier, structural engineer, asbestos consultant, insurer, Council or landowner.

3. Obtain an appropriate inspection and scope

The roof should be inspected by a suitably qualified and licensed professional. Depending on the building and proposed work, this may include a licensed roofing contractor, building certifier, structural engineer or asbestos professional.
The scope should clearly identify:
  1. The extent of roof sheeting, tiles or other materials to be removed.
  2. Any framing, batten, flashing, insulation or tie-down work.
  3. Required structural inspections and upgrades.
  4. Gutters, downpipes and stormwater connections.
  5. Treatment of penetrations, flashings and waterproofing.
  6. Removal and reinstatement of solar panels or other equipment.
  7. Asbestos testing, removal and clearance requirements.
  8. Building approval, certification and inspection responsibilities.
  9. Required warranties, photographs and completion documentation.

4. Secure approvals before work starts

Depending on the project, approvals may include:
  1. Scouts Queensland approval for works.
  2. Landowner or Council consent.
  3. Building development approval through a licensed building certifier.
  4. Structural engineering drawings and a Form 15 design certificate.
  5. Planning or heritage approval.
  6. Asbestos removal notifications and controls.
  7. Insurer approval where the work relates to an insured event.
Except for urgent make-safe work, construction must not begin until the required approvals are confirmed.

5. Use licensed and appropriately insured contractors

Roofing and associated structural work must be performed by contractors holding the appropriate QBCC licences. Before appointment, confirm:
  1. The contractor’s licence and experience.
  2. Public liability and workers’ compensation insurance.
  3. Who is responsible for permits, inspections and certification, we would encourage that this should be provided as part of the contractor package
  4. The agreed scope, price, exclusions and variation process.
  5. Safe access, fall protection and site-separation arrangements.
  6. How Scout activities will be managed while work is underway.
Alert
Scout volunteers must not undertake roofing work at height unless the activity has been specifically authorised and all applicable licensing, competency and safety requirements have been satisfied.
Documentation required at completion
Before the building is returned to normal use, obtain and send the Facilities and Risk team:
  1. Final building approval and inspection documentation.
  2. Engineering certificates and relevant Forms 12, 15 or 16.
  3. Asbestos clearance documentation, where applicable.
  4. Product and workmanship warranties.
  5. Photographs of concealed structural work and tie-downs.
  6. Updated plans and specifications.
  7. Contractor invoices and licence details.
  8. Confirmation that gutters, downpipes, flashings and roof penetrations have been completed and tested.
  9. Confirmation from the certifier that the approved work has been satisfactorily completed.

Key message

Do not assume that replacing roof sheets or tiles is only routine maintenance. Where substantial roof work is proposed—particularly on an older Scout building—the existing framing and tie-down system may need to be assessed and upgraded. Early involvement from the Scouts Queensland Facilities Team, a licensed building certifier and, where necessary, a structural engineer will help avoid unexpected costs, delays and uncertifiable work.

For advice before obtaining quotations or commencing work, contact the Scouts Queensland Facilities Team.