Water leaks in strata properties are among the most common — and most contentious — maintenance issues that property managers and strata managers deal with. A leaking shower in one lot can quickly become someone else’s ceiling damage, a dispute between owners, and a headache for everyone involved.
Understanding the responsibilities, the process, and the importance of acting quickly can save a lot of time, money, and conflict.
Who Is Responsible for a Leaking Shower in a Strata Building?
The answer depends on where the leak is originating and what your state’s strata legislation says — but as a general rule in NSW:
- Lot owner responsibility: Internal fixtures within the lot, including shower recesses, waterproofing membranes, tiles, grout, and silicone, are typically the responsibility of the lot owner.
- Owners Corporation (OC) responsibility: Common property — including common area waterproofing, pipes within common walls or slabs, and shared infrastructure — is typically the OC’s responsibility.
The tricky part is that leaks don’t always make it obvious where they originate. A shower in Lot 5 could be leaking through the slab and affecting the ceiling of Lot 4 below — but the cause might be within the lot owner’s responsibility, or it might relate to a common property membrane. A proper diagnosis is essential before any responsibility can be assigned.
Why Acting Quickly Matters
Water damage compounds over time. What begins as a damp patch on a ceiling can escalate to mould, structural damage, plaster failure, and in severe cases, damage to electrical fittings. The longer a leak is left unaddressed, the more expensive it becomes — and the more complicated the question of liability.
As a property manager or strata manager, documenting the leak promptly and engaging a licensed professional to assess it protects everyone involved, including you.
The Importance of a Proper Diagnosis
Don’t assume the source of a leak. In multi-storey buildings especially, water travels — and the point where damage appears is often not where the water is entering. A professional leak detection assessment using thermal imaging will identify the actual source, which is critical for assigning responsibility correctly and avoiding unnecessary repair work.
SealRITE provides detailed written inspection reports suitable for use in strata disputes, insurance claims, and owner communications.
What to Do When a Leak Is Reported
- Document it immediately — photographs, dates, and written records
- Notify the relevant parties (lot owner, OC, or building manager as appropriate)
- Engage a licensed professional for a leak detection assessment
- Obtain a written report and quote before authorising any work
- Keep all parties informed throughout the process
A transparent, documented process protects you professionally and helps resolve disputes faster.
SealRITE’s Experience with Strata
SealRITE Solutions has been working with strata managers, body corporates, and property managers across Sydney for over 30 years. We understand the documentation requirements, the sensitivities around access, and the need for clear communication with multiple stakeholders.
We provide written inspection reports, detailed quotes, and quality repairs that are completed efficiently — minimising disruption to residents and helping you resolve issues quickly.
To discuss a leak in a strata property or to arrange an inspection, call 1300 123 008 or visit sealritesolutions.com.au
