We explain who pays when a plumbing problem affects an apartment and how to sort disputes quickly.
In most cases, the rule is simple: if the fault sits inside a single unit the owner pays. If pipes or fixtures serve multiple units or sit in common property, the owners corporation usually takes responsibility.
When a burst pipe or leak happens, contact the building manager first and arrange a licensed plumber to identify the source. That inspection decides liability and how repair and water damage costs are split.
For urgent help, we recommend OnCall Emergency Plumbers — Melbourne’s 24/7 team for general plumbing, blocked sinks, burst pipes and leak fixes. Call 1800 571 216 for rapid, affordable service using quality materials.
Key Takeaways
- Responsibility depends on where the fault sits: inside a unit or on common property.
- Start with a building manager and a licensed inspection to establish who pays.
- Quick action limits water damage and improves insurance outcomes.
- Owners corporation often covers shared stacks, while owners cover internal fixtures.
- Keep maintenance records and inspection reports to support any claim or chargeback.
- For emergencies, call OnCall Emergency Plumbers 24/7 at 1800 571 216.
Understanding strata plumbing in Australia and what most readers want to know
Determining liability for plumbing problems in multi‑unit buildings depends on whether the fault sits inside a lot or in shared systems.
In a typical strata property, the plumbing system splits between lot components and common property. Kitchen sinks and internal fixtures usually belong to the lot owner. Shared lines such as sewer stacks, floor wastes and shower connections that serve multiple units sit on common property and fall to the owners corporation.
Why responsibility depends on location and shared systems
We always start by pinpointing where the pipe or fixture is and what it serves. That inspection decides who pays and prevents unnecessary work.
- Rule of thumb: internal pipes and lot‑only fixtures are the owner’s cost.
- Shared systems: stacks and main sewer lines are generally the owners corporation’s responsibility.
- Overlap: hidden pipework under floors and behind walls can make matters less clear and need a professional assessment.
For urgent triage, we attend 24/7 across Melbourne to locate the source, document findings with photos and advise the owners corporation on next steps. Call OnCall Emergency Plumbers for fast help or visit strata plumbing help in Plenty.
blocked drains strata: who is responsible and when
Liability usually follows the pipe: who uses it and where it sits decides who pays.
Kitchen, bathroom sinks and toilets inside a unit — owner responsibility
Fixtures wholly inside a lot are normally the owner’s cost. That includes clearing a local drain and fixing any internal damage.
Shower and floor outlets that serve multiple units — owners corporation duty
Shower and floor outlets often connect into shared stacks under the floor. Those lines are common property and fall to the owners corporation to clear and repair.
Sewer stacks and boundary pipes — common property obligations
Sewer stacks and boundary lines usually serve several units. The corporation covers repairs and works to prevent recurrence, subject to insurance.
Burst pipes and leaks — internal walls versus shared lines
An internal wall pipe that serves only one lot is typically the owner responsible. A burst in a boundary wall or a riser serving many units is usually the owners corporation responsible.
How we help: we use CCTV and pressure testing to confirm source, then provide a fixed plan and clear communication with the owners corporation and the lot owner. This keeps cost predictable and workmanship high.
| Location | Who pays | Typical action |
|---|---|---|
| Kitchen sink / toilet (inside lot) | Owner responsible | Clear outlet, repair fixtures, patch finishes |
| Shower / floor outlet (shared stack) | Owners corporation | CCTV, clear stack, structural repairs if needed |
| Sewer stack / boundary pipe | Owners corporation | Replace main line, coordinate insurance, prevent recurrence |
| Burst in internal wall | Owner responsible | Isolate water, repair pipe and finishes |
Costs, insurance and “chargeback” considerations for strata plumbing issues
When a plumbing failure causes damage, the cost path depends on where the fault sits and which assets suffer. The owners corporation usually coordinates claims for common property, while a lot owner covers repairs inside their unit.
Strata insurance deductible, reimbursements and when claims are made
Strata insurance typically responds where common property is affected. If repair costs exceed the deductible, the corporation may lodge a claim and the insurer will reimburse eligible costs, excluding improvements.
When the owners corporation covers repairs and water damage
The owners corporation is generally responsible for fixing shared piping and rectifying related water damage to common areas. We prepare detailed plumber’s reports, CCTV footage and moisture readings to speed insurer approval.
When a lot owner may reimburse the deductible under by‑laws
If damage starts in one lot but affects common property or other units, many schemes allow a chargeback. That means the owners corporation can recover the deductible or repair cost from the responsible owner under by‑laws.
| Scenario | Who acts | Likely payment path | Our role |
|---|---|---|---|
| Shared pipe failure causing communal water damage | Owners corporation | Claim via strata insurance if over deductible | Provide CCTV, report and estimate |
| Leak inside a single lot affecting only that unit | Lot owner | Owner pays for repairs and finishes | Diagnose, repair and document for records |
| Lot-originated leak damaging common property | Owners corporation then chargeback | Corporation claims; may recover deductible from owner | Supply evidence and liaise with managers |
We keep communication clear with managers and owners so decisions are fast and costs stay controlled. Early diagnosis and quality reporting reduce disputes and help protect budgets.
Finding the source of a blocked drain or leak and acting fast
Locating the cause quickly stops water spreading and helps decide who pays. Early detection reduces repair costs and lowers the risk of mould in walls and on a floor.
Locating the blockage: inspections, access points and why evidence matters
We start with visible checks and access points, then use CCTV drain cameras and pressure testing to trace faults in pipes. These methods show whether the plumbing issue sits inside a lot or on shared lines.
Preserve evidence: take wide photos, close-ups, timestamps and short videos of active leaks. We also record moisture readings and use thermal imaging to map water migration. These items speed insurance and liability decisions.
Emergency steps after hours: stabilise, notify managers and call for 24/7 support
In an emergency, safely turn off water where possible, move or cover belongings and notify the building manager and owners corporation. When the source is unclear, the owners corporation should authorise emergency attendance to limit water damage to other units and common property.
- Call OnCall Emergency Plumbers 24/7 on 1800 571 216 for urgent stabilisation and repairs.
- We issue a clear report with likely responsibility, recommended repairs and any further investigations required.
Resolving disputes between owners and the owners corporation
Disputes over plumbing faults are common in multi‑unit buildings and require timely, evidence‑based steps to resolve.
Reporting timelines, by‑laws and liability assessments
Lot owners should report any plumbing issue to the owners corporation as soon as it appears. Prompt notification lets the corporation arrange a professional inspection and a liability assessment without delay.
Mediation and escalation pathways
Most disagreements are settled under by‑laws or at committee level. If that fails, mediation or tribunal hearings may be needed to determine responsibility and any chargeback of costs.
Documentation to keep
We supply plumber’s reports, CCTV stills, moisture readings and dated correspondence. These items support insurance claims and speed a fair outcome between owners and the body corporate.
| Action | Who leads | Documents required |
|---|---|---|
| Initial report and inspection | Owners corporation | Plumber’s report, photos, timeline |
| Emergency repair | Corporation responsible for common property | Work order, invoice, CCTV evidence |
| Chargeback or claim | Owners corporation / committee | Estimate, insurer form, evidence bundle |
We remain neutral and factual in our findings, liaise with insurers, and brief committees to help resolve issues quickly and affordably.
Prevention and maintenance to avoid recurring strata plumbing issues
Scheduling routine checks gives owners and managers the evidence they need to manage risk and insurance claims. A planned program catches small faults early and reduces costly water damage across units and shared areas.
Routine upkeep for common property and inside lots
We recommend a simple maintenance plan that covers both common property and individual units. That includes regular clearing and CCTV checks of communal sewer and stormwater lines.
Owners should service taps, toilets and flexi‑hoses and replace ageing parts with reputable brands. These steps limit leaks, protect walls and floor finishes and reduce repeat repairs.
Annual inspections, CCTV checks and durable repairs
Annual whole‑of‑building inspections spot weak points, pressure problems and early pipe corrosion. We use CCTV and pressure testing to create clear reports with photos.
- Install pressure limiting valves at the main supply to reduce water hammer and extend pipe life.
- Budget for preventative works on shared stacks and boundary lines to avoid unplanned outages.
- Keep records—inspection logs, invoices and images help when insurers assess a claim.
We offer scheduled maintenance with OnCall Emergency Plumbers across Melbourne, using durable materials and clear reporting to keep costs down. Call 1800 571 216 to set up a program.
Conclusion
Fast, evidence‑led action protects property and narrows responsibility after any plumbing issue in a multi‑unit building.
Responsibility follows location and function: internal pipes and lot fittings are usually the owner’s, while shared stacks and common property remain the owners corporation’s duty.
Rapid response and clear documentation limit water damage, help with strata insurance and reduce disputes between owners and the corporation.
We diagnose precisely, document findings with CCTV and reports, and perform durable repairs using reputable brands so the work lasts and costs stay predictable.
For fast, professional and affordable strata plumbing help in Melbourne—leaks, burst pipe incidents and general plumbing—call OnCall Emergency Plumbers 24/7 on 1800 571 216.
FAQ
What determines who pays for a plumbing problem in an apartment?
Responsibility depends on where the pipe or fixture is located. If the issue is inside a lot — for example, a tap, sink, toilet or pipe wholly within your unit — the lot owner usually pays. If the problem affects common property or shared plumbing systems that service multiple lots, the owners corporation typically covers repair and maintenance costs.
Who usually handles repairs for kitchen sinks, bathroom sinks and toilets inside a unit?
We are generally responsible for repairs to fixtures and pipework wholly within our lot boundaries. That covers most kitchen and bathroom sinks, toilets and their immediate connections. We should arrange a licensed plumber and keep records of invoices and reports in case the owners corporation queries liability or recovery options.
When does the owners corporation pay for shower and floor drains that serve multiple units?
If a shower or floor drain serves more than one lot or sits within a shared service shaft or common area, the owners corporation is usually responsible. This includes access points, branch junctions and pipe sections that form part of the shared system. The corporation must arrange repairs and may claim under strata insurance if the damage meets policy terms.
Who is accountable for sewer lines and boundary pipes?
Sewer mains and boundary pipes that form part of common services fall under the owners corporation’s obligations. If a fault lies in a private sewer connection up to the boundary, the lot owner may be liable. We recommend obtaining a plumber’s report and, if needed, a strata manager’s determination to clarify the exact fault location.
How do responsibilities differ for burst pipes and leaks in internal versus boundary walls?
A burst pipe located within a lot’s internal walls is usually the lot owner’s responsibility. If the pipe is in a cavity that supplies multiple lots or sits in a boundary wall, the owners corporation typically manages repairs. Early investigation is critical to limit water damage and establish liability for repair and insurance claims.
How does strata insurance interact with repairs and water damage claims?
The owners corporation’s policy often covers damage to common property and liability for certain plumbing faults. We must check the policy wording, excess amount and whether the insurer accepts a claim. If the event is covered, the corporation may arrange repairs and seek recovery from a lot owner only where negligence or by‑law breaches are proven.
What is a chargeback or reimbursement process for repair costs?
If the owners corporation pays for a repair that should be a lot owner’s responsibility, it can recover costs through a levy or debt recovery process under the scheme’s governance. Some by‑laws also require lot owners to reimburse insurance excesses when their actions caused the claim. We must follow proper meeting procedures and give owners notice before passing costs on.
When will the owners corporation pay for repairs and consequential water damage?
The corporation pays when the fault affects common property or when insured damage falls within policy terms. Where water damage affects multiple lots, the corporation often coordinates rectification and insurance lodgement. For interior damage limited to one lot, the lot owner may need to claim on their own contents insurance.
How do we locate the source of a leak or obstruction quickly?
Prompt inspection is essential. We use access points, remove fittings where safe, and engage CCTV sewer and pipe cameras to trace blockages or breaches. A licensed plumber’s report with photos and diagnostic evidence helps determine responsibility and supports insurance or recovery claims.
What emergency steps should owners take after hours to limit damage?
Immediately stop water at the isolating valve if safe, switch off power near wet areas and contain the leak with towels or buckets. Notify the strata manager or caretaking service and contact an after‑hours emergency plumber. For urgent assistance, call OnCall Emergency Plumbers 24/7 on 1800 571 216. Keep records of notifications and actions taken.
How should we manage disputes about liability between an owner and the owners corporation?
Report the issue promptly, obtain a plumber’s liability assessment and supply evidence such as photos and moisture readings. If parties disagree, use mediation services or the relevant tribunal to resolve disputes. We should follow dispute resolution clauses in by‑laws and keep thorough documentation of timelines and costs.
What documentation is important to keep after a leak or repair?
Keep the plumber’s report, invoices, before‑and‑after photos, moisture and thermal imaging readings and all correspondence with the owners corporation and insurer. These materials support insurance claims and any recovery action if one party seeks reimbursement.
How can owners and the corporation prevent recurring plumbing issues?
We recommend scheduled maintenance of internal fixtures and communal systems, routine CCTV inspections of service pipes and proactive replacement of aging sections. Clear by‑laws about waste disposal and tenant education help reduce blockages and misuse of the plumbing network.
How often should we arrange plumbing inspections and CCTV checks?
Annual inspections are a practical baseline, with more frequent checks for older buildings or where there’s a history of problems. CCTV inspections every few years of main lines and after any significant repair give early warning of deterioration and help plan capital works.
