Roof leaks: how does the building manager act?
From emergency protection to diagnosis, insurance and a lasting repair.
Published: 8 June 2026
Reviewed by: the Practic d.o.o. expert team
With a leak, the first step is to limit the damage, then to find the cause. Quickly replacing visibly damaged material without a diagnosis can simply hide the problem and make the later repair more expensive.
What should a report contain?
Give the address, the flat or room, your phone number, when it started, the weather conditions and the visible consequences. Add photos of the wider area and close-ups of the damage. If water is still coming in or electrical installations are at risk, say so clearly.
First measures
The manager must assess the urgency, organise an inspection or emergency intervention and name the person responsible for follow-up. The purpose of the intervention is to stop the damage from spreading; it is not necessarily a permanent fix of the cause.
Common part or individual unit?
Where the water comes from and where the damage shows are not always the same. Damage in a flat may result from a defect in the common roof, the façade, a riser or a private installation. The answer determines who orders the repair and how the cost is divided.
Diagnosis before repair
For recurring leaks, an inspection of the roofing, opening up the structure, moisture measurements, installation tests or a designer's opinion may be needed. A contractor's offer without a clearly identified cause is not always a sufficient basis.
Insurance claim
The damage must be documented in time and the policy cover checked. The insurer may cover the consequence but not necessarily the cause or a worn-out part. Owners should not remove damaged parts before documenting them, unless safety requires it.
From report to closure
The case must have a number or other traceable reference, a record of findings, agreed measures, the contractor and the status. The customer must never be left without knowing who is handling the case and what the next step is.
Building problems need a traceable process, not lost phone messages. Get to know Practic.
Sources and further information
- Management of multi-apartment buildings – GOV.SI (in Slovenian) (opens in a new window)
- Housing Act (SZ-1) – PISRS (in Slovenian) (opens in a new window)