Question: If our building has magnesite flooring, what can we proactively do to minimise the risk of moisture problems and prevent concrete cancer from developing or worsening?
Answer: It is always important to control any water ingress.
If magnesite flooring is exposed to moisture, it can increase the risk of concrete damage. Therefore, it is always important to control any water ingress. As damage often occurs in wet areas, such as bathrooms or near external windows and doors where a leak has occurred, we recommend monitoring these areas closely for water penetration. Further damage, such as concrete cancer, can be minimised by immediately drying out water penetration. Proper rectification of the leak will also assist.
Unfortunately, once corrosion of steel has commenced within the concrete, it can only be controlled via destructive methods such as removal of the magnesite flooring and exposing the damage.
This post appears in the November 2025 edition of The NSW Strata Magazine.
Bruce McKenzie
Sedgwick
E: bruce.mckenzie@au.sedgwick.com
P: 1300 735 720
We are currently paying for 36 Lots in a Strata Plan having concrete cancer repairs .. It is immense and I have been trying to get our stairwell carpet steam cleaned (I will pay) as I have Asthma and cannot go outside my front door (3 flights of stairs up) .
I was ignored and have ended collapsing as I made my way to the Medical centre (located a 3 minute walk away )
Suffocating from my Asthma as they did not close the stairwell windows and are working right outside them on the balconies that sit adjacent ..
Concrete dust is causing some health issues for me . I am Disabled and deaf , live alone …
I have cleaned up the concrete dust in my place and balcony (huge gum tree over me filled with concrete dust and dumps on my balcony) .. It has made me very sick … I am in my 60’s
The Strata is not responding and I was wondering as they move to do more balconies concrete cancer , (some invading into the lounge from the balcony gives an idea of the scope of repairs)
Is it possible for me to move to accommodation > put the charges onto my Strata …
Hi been living in my ground unit for 14yrs now and we have been told we all have concrete cancer on our verandahs. There are 16 units in my lot a builder came out gave us a quote for $210,000 to fix concrete cancer on verandahs and repaint. The price to repaint is $63,000. My building is with Strata i am on committee as well. My question is would our insurance come to the party to pay for this defect or do owners have to pay from sinking fund? We had no idea about concrete cancer and had same insurance company for 16yrs. With an access of $5,000 being not owners fault would there be any compensation. Your thoughts thanks.
Hi Margaret
Unfortunately concrete/brick cancer is a standard exclusion in most policies. The Owners Corporation will be responsible for paying for the repairs.
It will either be the owners corporation (sinking fund) or lot owner who covers the cost depending on who has responsibility to maintain the property that has the concrete cancer. The strata manager is best to provide guidance on this.
Tyrone Shandiman
tshandiman@iaa.net.au
1300 554 165
Strata Insurance Solutions
http://www.stratainsurancesolutions.com.au
This information is of a general nature only and neither represents nor is intended to be personal advice on any particular matter. Shandit Pty Ltd T/as Strata Insurance Solutions strongly suggests that no person should act specifically on the basis of the information in this document, but should obtain appropriate professional advice based on their own personal circumstances and the specific coverage afforded under their policy wording. Shandit Pty Ltd T/As Strata Insurance Solutions is a Corporate Authorised Representative (No. 404246) of Insurance Advisernet Australia AFSL No 240549, ABN 15 003 886 687
I’ve also found conducting searches yourself can be useful as you get a more detailed feel for the in’s and out’s of the strata. I find that minutes of meetings, defects reports, financial reports and sinking fund forecasts can be very telling of the state of a strata building. Of course, Strata Inspection Reports by professionals who are trained to look for specific issues are always a consideration, particularly if you do not have time to search records at the strata managers office.
I have just bought a unit 1 year ago and have just found out that the top unit across from me has severe masenite(?) concrete cancer and the whole loungeroom floor and its balcony has to be taken out and replaced.. This leaves the guy below it without a ceiling thus having to move out. I am terrified that it is going to be $100,000 or more. Can you tell me if one floor like this that has to be removed completely, could be about that price?
Hi Jo
Thanks for your question. We have received the following reply back from Glenn Campbell, Building Rectification Services:
In regards to your concrete cancer concerns, without seeing your unit complex it does seem to be quite an over the top approach.
In all our 33 years of performing structural concrete repairs, many of which are carried out on some very old beachfront buildings, we have never had to replace an entire floor especially to the internal side of the unit that is usually protected from the elements. This does seem quite extreme and I would suggest you engage an independent engineer to give you their professional opinion. It would be a small price to pay for something that may cost the body corporate hundreds thousands.
And as for your concern, does it mean all of the units will have this problem, once again this would be very rare to have two units that have that sever concrete cancer.
Glenn Campbell
Director
Building Rectification Services