At a Glance
A leaking balcony in a strata building is commonly caused by failed waterproofing, cracked tiles, poor drainage or building movement. In NSW, responsibility usually sits with the Owners Corporation when the leak involves common property, such as the slab or waterproofing membrane. Early reporting and professional investigation help prevent costly damage, disputes and ongoing repairs.
Why Balcony Leaks Are a Common Strata Issue
Balcony leaks are one of the most common maintenance issues in strata buildings and one of the most stressful for owners.
What often starts as a small water stain, damp smell or bubbling paint can quietly spread through concrete slabs, walls and ceilings. Because water can travel through building elements, the visible damage is often not where the leak originates.
The earlier a leak is reported and investigated, the easier it is to fix and the better the outcome for everyone involved.
What Causes a Balcony to Leak?
Most balcony leaks fall into a handful of common categories:
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Failed or ageing waterproofing: Waterproof membranes sit beneath balcony tiles and finishes. Over time, exposure to weather, UV, and natural building movement can cause these membranes to fail.
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Cracked tiles or deteriorated grout: Small cracks or gaps allow water to seep below the surface, where it can travel unnoticed.
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Poor drainage or blocked outlets: If water cannot drain away correctly, it will pool and find its way into the structure instead.
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Structural movement: Buildings naturally shift over time. Even minor movement can create hairline cracks that allow water ingress.
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Unapproved or incorrect renovations: Balcony alterations that weren’t approved or weren’t installed correctly can compromise waterproofing and drainage systems.
Because water can migrate through concrete and structural elements, professional testing is often required to identify the true source of a leak.
Who Is Responsible for a Leaking Balcony in Strata?
Responsibility depends on whether the source of the leak is common property or lot property.
In most NSW strata buildings:
The Owners Corporation is usually responsible for:
- The concrete slab
- Waterproofing membranes
- Structural elements
- External building surfaces
- Shared drainage systems
A lot owner may be responsible for:
- Tiles or finishes added after registration
- Damage caused by renovations or alterations within the lot
- Fixtures that are clearly defined as lot property in the strata plan or by-laws
Exclusive use by-laws can change these responsibilities. Some strata schemes have by-laws granting exclusive use of balconies to individual lot owners. These by-laws sometimes shift maintenance obligations — including waterproofing or surface repairs — to the lot owner. If your scheme has exclusive use by-laws, these should be reviewed alongside the strata plan to understand how responsibility is allocated.
Because balconies typically form part of the building’s external structure, many balcony leaks are classified as common property issues, even if the surface tiles belong to the individual lot owner.
Responsibility should always be confirmed by reviewing the registered strata plan and any applicable by-laws, as these documents legally define what is common property.
Under section 106 of the Strata Schemes Management Act 2015 (NSW), the Owners Corporation has a statutory obligation to properly maintain and keep the common property in a state of good repair. As a result, balcony leaks that involve the concrete slab or waterproofing membrane are generally the responsibility of the Owners Corporation to investigate and repair.
To understand this more clearly, it will help to reference the following articles:
What If the Leak Is Affecting the Apartment Below?
If water from a balcony is leaking into another apartment, it can understandably cause concern.
In these situations, it’s important to:
- Report the issue immediately
- Avoid assuming fault before investigations are complete
- Allow access for inspections and testing
Prompt action protects both apartments and helps avoid disputes, insurance complications and escalating repair costs.
What If Responsibility Is Disputed?
Disagreements about responsibility are not uncommon, particularly where the source of a leak is unclear or where by-laws complicate ownership boundaries.
If a dispute arises, options may include:
- Internal dispute resolution through the strata committee
- Mediation via NSW Fair Trading
- An application to the NSW Civil and Administrative Tribunal (NCAT)
Your strata manager can help clarify the facts and guide you through the appropriate process.
What Should You Do If Your Balcony Is Leaking?
If you notice signs of a leak, such as water stains, mould, bubbling paint or damp smells, take the following steps:
- Report it to your strata manager straight away
Early reporting creates a formal record and helps limit further damage. - Document what you’re seeing
Photos, dates and weather conditions (for example, only during heavy rain) are very helpful. - Avoid temporary DIY repairs
Sealants and quick fixes can make professional diagnosis harder and lead to repeat leaks. - Allow proper investigations
Leak detection may involve moisture testing, flood testing or specialist inspections. - Follow the correct approval and repair process
Once responsibility is confirmed, repairs should be approved and completed properly to ensure a long-term solution.
Does Strata Insurance Cover Balcony Leaks?
Strata insurance may cover resulting damage caused by a balcony leak, depending on the policy and cause. It typically does not cover wear and tear or defective workmanship.
Even where insurance responds to resulting damage, the cost of rectifying the cause of the leak may still fall outside the policy.
Helpful reading:
Your strata manager can help determine whether an insurance claim is appropriate.
How Are Balcony Repairs Funded?
Under section 106 of the Strata Schemes Management Act 2015 (NSW), the Owners Corporation has a statutory obligation to properly maintain and keep common property in a state of good repair. As a result, balcony leaks involving the concrete slab or waterproofing membrane are generally the responsibility of the Owners Corporation to investigate and repair.
Why Early Action Matters
Balcony leaks rarely resolve themselves. If left untreated, they can lead to:
- Structural damage
- Mould and health concerns
- Higher long-term repair costs
- Insurance disputes
- Ongoing tension between owners
Acting early helps protect your home, your neighbours and the value of the building as a whole.
How We Can Help
Balcony leaks can feel stressful, especially when responsibility isn’t clear at first.
We support owners and committees by:
- Identifying the source of leaks quickly
- Clarifying responsibility using strata plans and by-laws
- Coordinating inspections, quotes and repairs
- Managing communication between affected parties
- Ensuring works are documented and completed correctly
Our focus is always the same: to resolve issues properly, leave the building in a better place, and help everyone feel happier at home.
If you’re dealing with a leaking balcony or aren’t sure where to start, speak with your strata manager or contact our team for guidance.
Frequently Asked Questions
Who is responsible for a leaking balcony in a strata building?
Who is responsible for a leaking balcony in a strata building?
In most NSW strata buildings, the Owners Corporation is responsible if the leak relates to common property such as the slab or waterproofing membrane. A lot owner may be responsible if the leak is caused by tiles, finishes or renovations that form part of the private lot.
Is balcony waterproofing common property in NSW?
Is balcony waterproofing common property in NSW?
Yes. In most cases, balcony waterproofing membranes are considered common property, even if surface tiles belong to the lot owner. Responsibility should always be confirmed by checking the strata plan and registered by-laws.
What are the most common causes of balcony leaks?
What are the most common causes of balcony leaks?
Common causes include failed waterproofing, cracked tiles or grout, poor drainage, blocked outlets, building movement and unapproved renovations.
Can I fix a leaking balcony myself?
Can I fix a leaking balcony myself?
Temporary DIY fixes are not recommended and may affect insurance claims or create issues with future warranty claims on professional repairs.
Does strata insurance cover balcony leaks?
Does strata insurance cover balcony leaks?
Strata insurance may cover damage caused by a leak, depending on the policy and cause. It usually does not cover wear and tear or faulty workmanship.
How long does it take to fix a balcony leak?
How long does it take to fix a balcony leak?
Timeframes vary depending on the complexity of the leak, the need for specialist investigation, approval processes and contractor availability. Your strata manager can provide updates as the matter progresses.
Quick Answers
Who is responsible for a leaking balcony?
In NSW strata buildings, balcony leaks are usually the responsibility of the Owners Corporation if they relate to common property such as the slab or waterproofing membrane. Lot owners may be responsible if the leak is caused by tiles or renovations that form part of their private lot.
What causes balcony leaks in apartments?
Balcony leaks are commonly caused by failed waterproofing membranes, cracked tiles or grout, poor drainage, building movement or unapproved renovations. Because water can travel through concrete, professional testing is often required to identify the true source.
What should I do if my balcony is leaking?
Report the issue to your strata manager immediately, document any damage and avoid temporary DIY fixes. Early investigation helps limit damage, clarify responsibility and prevent costly long-term repairs.
