Question: In strata, is it the lot owner’s responsibility to maintain the taps within their property?
Water was found to be running from taps in a lot owner’s bathroom. Replacement of the taps was carried out to alleviate the issue.
Is it the lot owner’s responsibility to maintain their taps in their property? The tap is for the exclusive use of their unit only.
What role should the Strata Manager play?
Is insurance applicable in this situation?
Answer: It is the responsibility of the unit owner to maintain their own individual tap wear and general internal building (including items of exclusive use).
The Manager would only become aware of running taps after that was reported to them by the Owner/ tenant or perhaps upon receipt of a notice of high water usage (keeping an eye on the water expenses in any period between accounts).
This becomes a classic case of what is Strata responsibility versus Owner responsibility and in turn, what is Building maintenance versus what is Building insurance.
Although the responsibility to maintain, lies with the Owner of the unit and not the Corporation, the next question is, is it general maintenance or is it insurance.
If the tap is running and not burst, it seems likely that the taps / washers/ seals have simply come to the end of its serviceable use (through presumably general wear and tear). General wear and tear is not an insurable claim and therefore the cost of repairs remain with the Owner. If there was damage caused to the tap from some unusual or unexpected event then the group may need to review their insurance policy to see if there is a potential claim.
Water damage is the usual claim encountered, however insurance does rely on Owners and Strata Corporations maintaining the property appropriately to ensure unnecessary damage does not occur.
This post appears in Strata News #449.
Tony Johnson Stratarama E: Tony@stratarama.com.au P: 08 8276 0426