Cost to Repair Water Leak in Strata Apartment

Pharos5 on 30/04/2023 - 10:23
Last edited 30/04/2023 - 10:56

Hi all,

I live in an apartment that I own. Recently I have noticed cracks, browning, and mold on the interior-side of a shared wall. It is slowly spreading.

I have contacted strata as this is almost certainly water damage and strata's responsibility. However, the plumbing company strata engaged is dragging their feet and I'm getting a bit nervous about the spreading damage.

From my research, I am seeing mixed results on if strata will pay for the whole cost of inspection and repair, or if I'll also be liable in part.

Can anyone provide me with more insight or point me in the right direction for further reading?
Thank you

Home & Garden

Comments

  • Stewardo on 30/04/2023 - 10:51
    +1

    How does it look on the outside? Is it rendered? Is the render cracked? Is there a balcony directly above? Does it have a flat roof? Is unit 10-25 years old in western Sydney?

    • Pharos5 on 30/04/2023 - 10:58

      Oops! Updated my post to clarify that it's a wall shared with a neighbour, so there is no other side for me to see. I have been unable to get in touch with the neighbour so far, but strata will.

      The building is 1950-60s.

  • payless69 on 30/04/2023 - 11:23
    +2

    Hope it is not BCS. They are the largest pain to deal with!!

  • jjjaar on 30/04/2023 - 11:33
    +1

    It depends on any agreements that may exist in your owners corp.

    Given it is a shared wall, owners corp insurance should cover call out fees/repairs, and it’s just the excess that needs to be sorted out.

    Typically, if water damage is caused by one lot and it affects another lot, the lot at fault will cover the excess. If neither lot is at fault (for example, if it’s coming from the roof), then the owners corp will pay the excess (read: the excess will essentially be split evenly by all owners as party of annual owners corp fees).

    However, if it’s entirely within your lot, you will need to pay the excess, and in some owners corps, it may be your insurance that needs to cover it, not theirs.

    Just make sure you document all of these things in writing. Send a summary email to owners corp to outline things like dates you first noticed / notified, dates plumbers have been on site, attach photos of the damage, and take photos frequently so you can show that it’s getting worse (if it is). Keeping these records may help prove that you shouldn’t be liable for additional damage as a result of their slow action.

    • Pharos5 on 30/04/2023 - 11:45

      Thank you for your thoughts. Much appreciated! I will certainly make sure to maintain good records.

      • jjjaar on 01/05/2023 - 09:55
        +1

        Also keep in mind that your contents are a separate thing and you will need to use your own contents insurance to cover them.

  • Love a bargain on 30/04/2023 - 13:14

    Depends where water is leaking from and who owns that. E.g. roof - almost certainly BC; water pipe inside the wall - usually BC but could vary from building to building.

    The typical rule of thumb for strata unit is that you own the space between the walls/ ceiling/ floor and the BC owns the walls/ceiling/ floor & everything inside. E.g. you can paint a wall but not knock out a wall without BC approval. However, this is just a rule of thumb & you should check your strata document/ with your BC/strata mamanger/ building manager.

    • Pharos5 on 30/04/2023 - 14:00

      Should hopefully be BC as it's behind the walls - we'll see though.

  • AustriaBargain on 30/04/2023 - 13:30
    +1

    Won't you be liable in part no matter what, who do you think pays your strata fees?

    • Pharos5 on 30/04/2023 - 14:01
      +1

      Being liable along with 39 other people in the building isn't as bad as being individually liable haha

  • elgrande on 30/04/2023 - 14:43

    OP - photos pls..

    • Pharos5 on 30/04/2023 - 15:35

      I don't need any insight on the actual damage, and would rather not post any photos that could be identifying before the matter is settled. Thanks for your interest though.

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