Water damage can be a nightmare for anyone living in a strata complex, not just because of the immediate mess but also because of the uncertainty about who’s responsible for repairs. When that dreaded leak or flood happens, understanding who picks up the tab – the individual owner or the strata corporation – can make all the difference. The good news is that in most cases, the lines are relatively clear. But as with anything, it’s important to know the details, especially before disaster strikes. Let’s break it down.
Common Property vs. Lot Owner Responsibilities
The responsibility for water damage in a strata complex largely depends on where the damage originates. The dividing line between common property (which the strata corporation takes care of) and individual lots (which each owner is responsible for) is crucial.
Common property
This typically includes anything external to the individual lot. We’re talking about the building’s exterior, roofing, shared plumbing systems, and any communal areas like hallways, stairwells, and shared pipes.
Individual lot property
This covers everything inside your apartment or unit, including fixtures, internal plumbing, and personal belongings. Anything within the lot’s boundaries is generally the owner’s responsibility.
For example, if water damage is caused by a burst pipe that serves multiple units, or if the roof leaks during a heavy downpour, this is an example of strata responsibility for strata damage, meaning it’s usually up to the strata corporation to handle the repairs. On the other hand, if a washing machine in an individual unit breaks down and floods the apartment, the responsibility typically falls on the lot owner.
When the Strata Corporation Pays
One of the big benefits of living in a strata complex is that you’re not on the hook for everything. If water damage stems from a problem with common property, the strata corporation usually foots the bill. This means costs are shared by all owners, typically through strata fees.
Here’s a breakdown of situations where the strata corporation is likely responsible:
- Leaking roof – If the roof over the entire complex springs a leak, it’s the strata’s job to get it sorted.
- Blocked gutters and downpipes – Anything that deals with the building’s drainage, especially external systems, is considered common property.
- Burst pipes in shared plumbing systems – If the plumbing serves more than one lot, it’s typically classified as common property, meaning the strata corporation will need to address it.
In these cases, the strata’s insurance should cover the repair costs for the common areas, but individual owners may still want their own insurance to cover personal losses.
When the Lot Owner Pays
As a lot owner, you’re not off the hook entirely. You’ll need to cover any damage that happens within your own unit, especially if it’s due to something specific to your lot. Let’s take a look at a few scenarios where you, as the lot owner, would likely be responsible:
- Leaking fixtures – If your kitchen tap suddenly starts leaking and causes water damage to your cabinetry, it’s your responsibility to get it fixed and pay for any repairs.
- Malfunctioning appliances – A dishwasher or washing machine gone haywire? That’s on you to sort out.
- Burst internal pipes – If a pipe that only services your unit bursts, you’re on the hook for the damage within your lot.
It’s essential to have individual insurance to cover these situations, as strata insurance won’t apply to your personal belongings or interior unit damage.
Strata Insurance vs. Individual Insurance
Strata insurance covers common property and any shared areas in the complex. This means that the building’s exterior, roofing, shared walls, and communal spaces are all protected. However, it doesn’t cover personal items or any improvements you’ve made to your unit. That’s where individual insurance comes in.
Having your own policy ensures that you’re covered for:
- Contents insurance – Protection for your personal belongings, from furniture to electronics.
- Building improvements – If you’ve renovated or upgraded your unit, your policy will cover these improvements.
- Liability – In case the water damage in your lot ends up affecting someone else, having liability coverage is a smart move.
Regular Maintenance and Prevention
The best way to avoid water damage – and all the stress that comes with it – is prevention. Whether you’re a strata corporation or an individual owner, regular maintenance is key to keeping things dry and damage-free.
Plumbing checks
Keep an eye on pipes, faucets, and appliances. If something seems off, don’t wait for a full-blown disaster to address it.
Roof and gutter inspections
Strata corporations should routinely check the roof, gutters, and downpipes to ensure everything is functioning properly, especially before the wet season hits.
Seal those leaks
If there’s any sign of wear and tear, it’s better to deal with it sooner rather than later. Catching small issues before they escalate can save thousands in repair costs down the line.
What to Do if Water Damage Strikes
If you do experience water damage in your strata complex, the first step is to determine where the damage originated. Contact your strata manager to report the issue and work out whether it’s a common property or individual lot problem.
In the meantime, it’s important to document the damage and take steps to minimise further harm. Take photos and videos of the affected areas, and if possible, stop the water source (like turning off the water supply). This will make the insurance claims process smoother and help to prevent the damage from getting worse.
Taking Action
Water damage in a strata complex can be stressful, but knowing who’s responsible helps ease the frustration. Whether it’s a leaking roof or a burst pipe in your kitchen, the key is understanding where the responsibility lies – and ensuring both the strata corporation and individual owners are properly insured. Keeping up with regular maintenance and acting fast when issues arise can save both time and money, and help keep your home – and peace of mind – intact.
