Who is Responsible for Plumbing in a Strata Property?
When plumbing issues arise in a strata property – it’s a little bit different to a regular, standalone property. Obviously, your key priority will be getting the issues fixed as soon as possible. However, knowing who is responsible for the repairs and costs involved can be confusing.
A strata property is split between private lots and common areas, and who is responsible for covering the repairs and maintenance fees changes between each area. Generally, an owner of a private lot is only accountable for the area inside their unit or apartment, whereas the body corporation (strata) is responsible for the common areas.
However, given that plumbing systems often run through multiple units and shared spaces, understanding who is responsible for plumbing repairs and maintenance can often be ambiguous.
Knowing who is responsible for plumbing in a strata property is crucial in avoiding disputes and saving time when dealing with plumbing issues.
Who is responsible for plumbing in strata properties?
It can depend on the property’s articles or by-laws and the type of plumbing work required. The articles or by-laws apply to owners living in the strata property and the body corporate and can cover items like plumbing responsibilities.
Generally speaking, the strata corporation is responsible for common property repair and maintenance, while an owner is responsible for their private property. However, this can vary between each strata property so it’s essential to understand your strata property’s scheme.
However common property only includes any pipe, cable, wire, duct or drain that is not for the exclusive use of a unit. So if a pipe or drain is only used by one unit/apartment then it is not considered common property (even if it is located in an area that would otherwise be considered common property)
Plumbing issues covered by strata
Strata generally covers any plumbing in boundary walls and under the floor. The strata corporation oversees the management of common property in a strata scheme, including plumbing responsibilities.
Plumbing issues covered by strata can include blocked sewerage, gutters, mould caused by a damaged pipe in a common area, and the main stopcock to the unit.
Plumbing issues covered by owners
An owner is typically required to fix anything within their private property, including plumbing issues that occur in internal walls and fixtures, such as baths, toilets, sinks, and showers.
Generally, an owner is responsible for covering burst pipes, damage from water leaks, dampness and mould caused by pipe damage in a private lot, and water leaking from fixtures.
With that said, identifying where the plumbing issue started can be difficult and affects who is responsible for the water damage.
In general the below responsibilities apply:
| Plumbing Issues | Who is Responsible |
| Burst pipe in a bathroom | Owner |
| Pipe damage inside private internal walls | Owner |
| Damage from a pipe connected to multiple units | Strata corporation |
| Mould throughout the property caused by a burst or leaking pipe in a common area | Strata corporation |
| Mould caused by pipes inside a private lot | Owner |
| Drainage issues from showers | Depends on what is causing the blockage |
| Broken kitchen sink | Owner |
| Water leaks from a bath, shower heads, water taps, or pipes under the sink | Owner |
Who is responsible for water damage in strata properties?
Each case of water damage is unique. Understanding the cause of the water leak is essential to determining who is responsible for water damage in strata properties. For example, if a leaking pipe from a common area damages an individual property, the strata corporation will take responsibility.
Strata insurance does provide some coverage for water damage. Strata insurance can cover the damage if claims are immediately filed for accidental mishaps, like burst pipes. However, strata insurance will not cover the damage when plumbing issues happen from poor maintenance or gradual wear and tear.
Strata insurance also does not cover the cause of the water damage. For example, in the case of a leaking pipe, strata insurance will cover the water damage the leaking pipe caused but not the repair of the pipe. The strata corporation or owner covers the repair of the cause of the water damage.
Water damage covered by strata
Strata is responsible for dealing with any water damage in the strata property caused by common area structures. This includes water damage caused by guttering and roof plumbing, plumbing beneath the floor, the main water supply stopcock, and pipes in the boundary and external walls.
Water damage covered by owners
The owner is responsible for covering water damage when the source of the water leak occurs from a pipe on their individual lot. In cases where a water leak comes from a neighbouring unit, it is the individual’s responsibility to work with the strata corporation and neighbour to determine the source of the leak and resolve the issue.
Final thoughts
Whether you’ve noticed minor plumbing issues or are experiencing extensive water damage, it’s essential to understand your strata scheme to know what you’re responsible for covering.
Strata Data offers Adelaide strata property owners reliable and comprehensive strata management services. Our team of strata managers ensure that any issues relating to a strata property, including plumbing and water damage, are effectively managed to achieve the best outcome for everyone.
