Short answer
It generally depends on whether the system serves a single lot or is shared. A hot water unit that sits within a lot and serves only that lot is usually the owner’s to maintain, while a central or shared system serving multiple lots is usually common property and the owners corporation’s responsibility. As always, the registered strata plan settles borderline cases for that particular scheme.
Single-lot versus shared
The practical question is what does the system serve, and where does it sit?
- Serves one lot, sits in the lot — an individual hot water unit for a single apartment is typically the owner’s responsibility to maintain and replace.
- Central or shared — a plant that supplies hot water to several lots is generally common property, so the owners corporation maintains it and funds repairs from the scheme.
This is the usual pattern, but it isn’t automatic — the strata plan defines the boundary, and pipework running between lots or a unit located in a common area can complicate the call.
When it fails
A hot water failure can escalate quickly — a burst tank or leaking system can cause water damage and may qualify as an emergency repair that can be arranged urgently. If it’s unclear whether the unit is lot or common property, establishing that early avoids a stand-off while the leak continues, and the strata plan is the place to check.
Tracking it in a self-managed scheme
Because hot water responsibility can fall either way, it helps to have the call and the history recorded. A system such as Straita lets a self-managed committee log the fault, record whether the unit is lot or common property, track the plumber’s work and keep the outcome — so the responsibility question is documented and repairs to shared plant are tracked over time.
Primary sources
- Strata Schemes Management Act 2015 (NSW) — s 106, duty to maintain and repair common property.
- NSW Government — Strata schemes (Fair Trading) — repairs and common property.