Plumbing In Your Strata Managed Property -Who Is Responsible?

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When living in a strata property, plumbing issues can be both frustrating and complex. Given that plumbing systems often run through multiple units and shared spaces, understanding who is responsible for repairs and maintenance is critical.

Whether you’re dealing with a blocked drain, water damage, or faulty fixtures, knowing the distinctions between what the owners corporation is responsible for versus the lot owner can save time, reduce stress, and prevent disputes.

Plumbing in Strata: Understanding Responsibilities

Plumbing issues in strata properties can range from minor inconveniences to major water damage emergencies. When problems arise, determining responsibility becomes essential, especially when shared infrastructure and individual lot areas overlap. So, who’s responsible for fixing the problem? What happens if you spot water damage in your unit or in common areas? And who should you call if the problem starts impacting multiple units?

The answer to these questions lies in understanding the roles of the owners corporation and individual lot owners. In many cases, even with preventative measures in place, plumbing issues are bound to happen. To manage these situations effectively, you need to know whether a particular issue falls under the purview of the owners corporation or the lot owner.

Owners Corporation: Plumbing Issues They Cover

In NSW, the owners corporation has the obligation to oversee the management of common property in a strata scheme, and this includes certain plumbing responsibilities. According to applicable legislation and the NSW Government Department of Fair Trading, the owners corporation is generally responsible for plumbing issues related to common property. 

Common property is defined as areas that are shared by multiple units, such as external walls, ceilings, floors, and areas outside of individual lot boundaries. Below are some examples of plumbing issues that the owners corporation is responsible for:

  • Burst Pipes in Boundary Walls: If a pipe that services multiple units bursts, it is considered common property and falls under the responsibility of the owners corporation.
  • Plumbing Beneath the Floor: Any issues with pipes or drains beneath the floors, such as water from a shower not draining properly, are the responsibility of the owners corporation.
  • Water Seepage Through External Walls: Seepage through walls or floors, whether caused by rain or leaking pipes, is handled by the owners corporation.
  • Blocked Sewers or Drains: Issues with the main sewer lines or shared floor drains are also managed by the owners corporation.
  • Guttering and Roof Plumbing: In townhouse complexes, guttering and downpipes that serve multiple units are common property, making them the responsibility of the owners corporation.
  • Main Water Supply Stopcock: If there’s a problem with the main stopcock that controls water supply to a unit or multiple units, this would also be managed by the owners corporation.

Individual Lot Owners: Their Plumbing Responsibilities

While the owners corporation manages common property, individual lot owners are generally responsible for everything within the air space of their own unit. This rule applies to all fixtures and fittings located inside the lot. The basic guideline provided by NSW Fair Trading is that everything within the “airspace” of your unit falls under your responsibility unless it impacts common property. Some examples of plumbing issues lot owners are responsible for include:

  • Faulty Taps and Showerheads: Any problems with taps, faucets, or showerheads inside your lot are your responsibility to repair or replace.
  • Internal Plumbing Fixtures: Sinks, toilets, and bathtubs within your lot are maintained by you as the lot owner.
  • Water Leaks from Neighbours: If water leaks from a neighbouring unit cause damage to your property, you might be responsible for repairs, depending on the source of the leak. In some cases, you may need to work with your strata managing agent, neighbour and the owners corporation to resolve the issue.
  • Damp and Mould: If dampness, mould, or mildew appears on internal walls, it’s typically the lot owner’s responsibility to address the cause, whether it’s poor ventilation or a leaking fixture within the unit.
  • Dishwasher or Washing Machine Leaks: If your appliances leak and cause water damage, you’ll be required to fix both the appliance and any resulting damage within your lot.

Handling Water Damage in Strata

Water damage can range from minor inconveniences, such as damp walls, to major emergencies like flooding. Knowing how to manage water damage is crucial, particularly in strata properties where shared infrastructure might complicate things. Read more on how to protect your apartment from water damage and mould here.

In Emergency Situations

If water damage occurs outside of business hours or in the middle of the night, and the source of the damage is unclear, the building manager or strata manager should be notified immediately. In these cases, the owners corporation will likely arrange for a plumber or emergency services to address the issue as quickly as possible. Once the source of the damage is identified, the question of responsibility can be addressed, but the priority is to stop further damage from occurring.

Water Damage Insurance Claims

If the water damage to your property exceeds the insurance deductible of the owners corporation, you can file an insurance claim under the corporation’s policy. The owners corporation will handle the process, and, once approved, the insurer will cover the costs of repairs. If the damage occurs due to a common property failure, such as a burst pipe in a shared wall, the owners corporation will take responsibility.

When Another Lot Owner is Responsible

When water damage originates from another lot owner’s unit, responsibility shifts to that individual. The owners corporation may seek reimbursement from the lot owner at fault, covering both the deductible and repair costs. In many cases, the owners corporation has a chargeback by-law, allowing them to pursue compensation without needing to go to court. This process ensures that financial responsibility falls on the correct party and helps protect the interests of other lot owners.

Preventative Plumbing Tips for Strata Living

To minimise the risk of plumbing issues and water damage in strata properties, consider these preventative measures:

  • Regular Maintenance: Ensure that all taps, showerheads, and internal plumbing fixtures are in good working condition. Address minor issues before they become major problems.
  • Know the Location of Stopcocks: Make sure you know where your unit’s water shutoff valves are located so you can quickly stop water flow in case of a leak or burst pipe.
  • Monitor Water Usage: Unusual spikes in water usage may indicate a hidden leak. Check your water bills regularly and report any anomalies to your strata manager.
  • Maintain Appliances: Dishwashers and washing machines should be regularly maintained to prevent leaks or overflows.
  • Keep Drains Clear: Avoid pouring grease or other substances down drains that could cause blockages in shared pipes.

Have Questions About Plumbing in Your Strata Property?

Whether you’re dealing with a minor plumbing issue or major water damage, understanding your responsibilities in a strata property is crucial. At Jamesons Strata Management, we specialise in helping strata communities navigate these challenges with ease. Our team is available to answer your questions, offer advice, and assist with claims or repairs as needed. Get in touch today to learn more about our strata management services or explore our extensive document bank for additional resources.

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