straita

Repairs & Maintenance

Who is responsible for water leaks between apartments?

Short answer

It depends on the source of the water. If the leak comes from common property — a shared pipe, waterproofing, or the building structure — it’s generally the owners corporation’s responsibility to fix. If it comes from something inside a single lot, it’s generally that owner’s. Because the source isn’t always obvious, an investigation is often needed before responsibility can be settled, and the registered strata plan defines where the boundary sits.

Why the source decides it

Water leaks are among the most common and most disputed strata problems, and the key question is almost always where is the water coming from?

  • From common property — a leak from shared plumbing, failed waterproofing (for example, in a bathroom membrane that is common property), or the building’s structure is generally the owners corporation’s to fix.
  • From within a lot — a leak from a fixture, appliance or pipe that sits inside and serves only one lot is generally that owner’s.

The strata plan sets the boundary, and some waterproofing and pipework can fall either side depending on the scheme — which is why the source has to be established, not assumed.

When the source isn’t obvious

Leaks travel, so the visible damage is often nowhere near the cause. Where it’s genuinely unclear, a plumber or building consultant may be needed to trace the source before anyone can fairly be held responsible. Acting promptly matters — water damage spreads and can lead to mould, which brings its own responsibility questions.

Handling a leak without a manager

Leaks are exactly the kind of issue where a clear record prevents a stand-off between owners. For a self-managed scheme, a system such as Straita lets the committee log the leak, attach the plumber’s findings on the source, track the repair and hold the outcome — so the responsibility call rests on evidence and the history is there if the same leak recurs.

Primary sources