At a Glance
This guide explains who is responsible for plumbing repairs in a NSW strata property. We clarify when the Owners Corporation handles common property pipes and shared drainage, and when lot owners are responsible for internal fixtures, flexible hoses and blockages originating from their lot. We also cover balcony drainage, hot water systems, by-law impacts and what to do when several homes are affected.
Who Is Responsible for Plumbing in a Strata Property?
Plumbing issues in apartment buildings can be stressful — especially when water appears where it shouldn’t. One of the most common questions we receive is:
“Who’s responsible for fixing this — me or the Owners Corporation?”
The answer depends on where the issue is located and what caused it. Below is a clear breakdown so you know exactly what to expect.
Common Property vs Lot Property: The Simple Rule
Under the Strata Schemes Management Act 2015 (NSW), plumbing responsibility usually falls into two categories.
1. Owners Corporation responsibility (common property)
Typically includes:
- Pipes located inside walls, floors or ceilings
- Pipes that service more than one lot
- Shared drainage and sewer systems
- Main water supply lines
- Common vertical stacks
If the pipe is embedded in common property or services multiple lots, it is almost always the Owners Corporation’s responsibility.
2. Lot owner responsibility (lot property)
Generally includes:
- Internal fixtures such as taps, showerheads, toilets, sinks
- Flexible or braided hoses
- Blockages caused by items flushed or washed down from that lot
- Pipes that service only that single lot
A simple way to think about it is, If you can see it, use it, or control it inside your home; it’s usually yours.
For further guidance on common vs lot property responsibilities, you may find this article helpful.
How Plumbers Determine the Cause
Owners aren’t expected to diagnose responsibility themselves. A licensed plumber will:
- Run a camera through the affected pipe
- Pinpoint the location of the blockage or leak
- Confirm whether it’s a single-lot or common property issue
- Provide a written report
This ensures decisions are fair, consistent and aligned to legislation.
Common Plumbing Issues and Who Pays
Blocked or overflowing drains
Understanding blockages is much clearer when broken into two types:
Common stack blockage (shared pipes) = Owners Corporation
A blockage is common property when:
- More than one lot is affected
- The issue lies within a shared vertical stack
- Tree roots, ageing pipes or structural issues are the cause
- The obstruction occurs in a pipe servicing multiple lots
Blockage caused by one lot = Lot owner
Responsibility sits with the individual owner if:
- Wipes, food scraps, fats, oils or foreign objects from that lot cause the issue
- The blockage is located in a pipe servicing only that lot
- The obstruction originates inside the lot boundary
Burst or leaking pipes
- Pipe inside a wall, ceiling or floor = Owners Corporation
- Pipe connected directly to a tap, sink or appliance = Lot owner
- Flexible braided hoses (a high-risk item) = Lot owner
Leaking toilets
- Faulty cistern mechanism, seals or fittings = Lot owner
- Water supply pipes behind a wall = Owners Corporation
Hot water systems
- Individual hot water system = Lot owner
- Shared central or hydronic system = Owners Corporation
Balcony leaks and drainage
This area can vary depending on by-laws.
Generally:
- Balcony slab, membrane and drainage = Owners Corporation
- Tiles, grout and finishes after a renovation = May fall to the lot owner
- Waterproofing responsibility = Depends on the by-law in place
Your strata manager can confirm which by-laws apply.
What If a Common Property Issue Damages Your Unit?
If common property plumbing causes damage inside your lot (e.g., swollen skirting boards, wet cabinetry, mould), the Owners Corporation is usually responsible for:
- Fixing the original plumbing issue
- Repairing resulting damage inside your lot
Your strata manager will help organise trades, access and insurance if required.
When By-Laws Change the Rules
Some strata schemes have by-laws that shift responsibility. This often applies to:
- Renovations
- Exclusive-use areas
- Upgraded fixtures
- Waterproofing obligations
If you’re unsure, your strata manager can review your scheme’s by-laws with you.
How to Report a Plumbing Issue
To help us act quickly, please include:
- A short description of the issue
- Photos or video
- Whether the water has been turned off
- Whether neighbours are also affected
- Best contact details for access
Need Help? We’ve Got Your Back.
Plumbing issues can be disruptive, but you’re not expected to navigate the responsibilities alone. If you’re unsure who pays or what to do next, reach out to your Jamesons team.
We’ll guide you step-by-step to make sure the issue is handled correctly.
Our goal is simple: Leave your building in a better place and help you feel happier at home.
