Seeking Reimbursement for Water Leak Expenses

Insurance

Following water damage from a common property roof, is a strata company obligated to replace all ceiling tiles for a perfect aesthetic match? Only some tiles were damaged, and the existing ceiling is 30 years old.

In a multi-lot commercial property, one lot experienced unsightly water damage to ceiling tiles as a result of water ingress from a damaged roof. The roof has been replaced. The lot owner would like the strata company to replace all ceiling tiles as the new tiles do not perfectly match the 30-year-old tiles. The council of owners only wants to replace the damaged tiles.

Is the strata company required to replace all tiles so they match? What would be a fair outcome?

The owner may try to negotiate with the council of owners to have all tiles replaced for a cohesive aesthetic. However, there is no requirement to agree.

The strata is only required to replace the damaged tiles. If strata cannot source new tiles for a like-for-like replacement, they should replace the damaged tiles with ones that are as close to a match as possible.

The owner may try to negotiate with the council of owners to have all tiles replaced for a cohesive aesthetic. However, there is no requirement to agree.

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Published: 25 Jul 2019

Last Updated: 24 Jul 2026

This post appears in The WA Strata Magazine July 2025

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Answer by

Rick Blampey

SVN | Strata Management

Rick Blampey began his property management career in 2012 when he planted roots in Sydney and started his career in the strata management industry. During this time, Rick gained invaluable experience in both the property and strata sectors and obtained both a Class 1 Strata Management and Real Estate Licence.

After relocating to Perth in 2022, he took on the role of Head of Department with SVN Perth, bringing with him a decade of experience.

As a senior manager, he has displayed excellent abilities in client relations as well as close attention to details of financial and maintenance requirements of all the schemes he manages. Having managed some of the most unique and complex strata schemes, Rick uses his prior knowledge of the numerous Acts and Regulations and his passion to drive results.