Water is dripping through the ceiling.
The bathroom upstairs is leaking into the unit below.
The kitchen sink is blocked and now two owners are arguing over who pays.
This situation plays out every day across Chatswood, Lane Cove, Neutral Bay, Mosman, St Leonards and Artarmon.
Thousands of strata buildings. Many ageing. And plumbing issues that don’t come with a clear label saying who’s responsible.
Understanding strata plumbing responsibility before something goes wrong can save serious time, money, and conflict.
The Basic Rule
In New South Wales, it all comes down to one question:
Is the problem on common property or inside the individual lot?
Common Property
Everything shared by the building:
- External walls
- Floors and ceilings between units
- Roof, corridors, gardens, car parks
- Plumbing infrastructure that services multiple units
Lot Property
Everything inside your apartment:
- Internal walls
- Fixtures and fittings
- Taps, toilets, sinks, showers
Rule of thumb:
Owners corporation (strata) equals common property
Lot owner equals inside the unit
Sounds simple. In reality, it rarely is.
What the Owners Corporation Pays For
If the issue is on common property, the owners corporation is responsible and the cost is covered by strata levies.
Typical examples include:
- Pipes in walls or floors servicing multiple units
- Vertical stack pipes (main drains)
- Shared sewer and stormwater lines
- Water supply lines feeding multiple apartments
- Common area plumbing such as gardens and shared laundries
- Centralised hot water systems
Example:
A burst pipe inside a shared wall affecting two units means strata pays and should arrange a strata plumbing service.
What the Lot Owner Pays For
If the problem is within the apartment and only affects that unit, the owner is responsible.
This usually includes:
- Taps, mixers, showerheads
- Toilets and cisterns
- Sinks, basins, bathtubs
- Flexible hoses such as washing machines or under sinks
- Internal pipes serving only that unit
- Individual hot water systems
- Blockages caused by that unit
Important:
Flexible hoses are one of the biggest causes of apartment flooding. They should be replaced every 10 years and that is entirely the owner’s responsibility to avoid unexpected plumbing repairs.
The Grey Areas (Where Disputes Start)
This is where things get complicated.
Pipes in Shared Walls (Serving One Unit)
Hidden in common walls but only servicing one apartment.
Responsibility depends on strata plans and by laws.
Leaks Affecting Other Units
The source unit fixes the cause
Damage to other units may be covered by strata insurance
Balcony Drains
Depends on how the balcony is classified in the strata plan
Waterproofing Failures
Original membrane failure is usually strata
Failed renovation waterproofing is the lot owner
When in doubt, the strata manager must review the building’s plans and by laws before arranging any plumbing service.
What to Do When Something Goes Wrong
Acting quickly makes a huge difference.
1. Report it immediately
Contact the strata manager as soon as you notice the issue.
2. Stop the damage
Turn off water if possible. Contain the leak. Protect belongings.
3. Document everything
Photos and videos help with insurance and responsibility disputes.
4. Let strata coordinate
Common property means strata arranges a licensed plumber
Lot property means the owner arranges their own plumber
5. Do not start major work without approval
Cutting into walls or floors without permission can create legal issues and delay proper plumbing repairs.
Emergency Repairs
If there is a genuine emergency such as a burst pipe flooding a unit, you do not have to wait.
Under NSW strata laws:
- You can arrange an emergency plumber immediately
- If it is common property, the owners corporation should reimburse you
Tip:
Keep receipts and notify the strata manager as soon as possible when using emergency plumbing services.
Why North Shore Buildings Are More Challenging
Many buildings across Sydney’s North Shore are 30 to 50 years old or more.
That means:
- Corroded galvanised pipes
- Ageing copper lines
- Cracked clay sewer pipes often caused by tree roots
Older infrastructure leads to more frequent issues requiring ongoing strata plumbing maintenance.
While responsibility rules do not change, common property issues become more frequent, leading to:
- Higher strata levies
- More insurance claims
- More disputes between owners
The Smart Approach: Prevent, Don’t React
A proactive strata committee makes all the difference.
Planning ahead through a capital works fund can:
- Replace ageing pipes before failure
- Reduce emergency callouts
- Avoid major water damage
- Keep levies predictable
Because fixing a known issue during business hours is always cheaper than dealing with a flooded unit at 2am through urgent plumbing services.
Final Word
Strata plumbing responsibility is not always black and white but the guiding principle is clear.
Shared infrastructure equals strata responsibility
Inside your unit equals your responsibility
When things fall into the grey area, documentation and fast communication are everything.
And in older North Shore buildings, staying ahead of plumbing issues is not just smart. It is essential.