Question: Who is responsible for salt damp in a wall between a lot’s bedroom and shower alcove within the same unit?
Answer: To determine if the damage is due to salt damp or a failing shower alcove (water damage) either a salt damp company or plumber should be engaged to give their professional opinion.
I am answering this question as if it is a Strata or Strata Community, as if the property was a Community Title then it would simply be the owners responsibility.
Technically speaking salt damp is rising damp and usually due to a lack of, or failed damp course. In my experience most salt damp issues between a shower alcove and the wall in which it backs onto is usually water damage.
To determine if the damage is due to salt damp or a failing shower alcove (water damage) either a salt damp company or plumber should be engaged to give their professional opinion. If the area is in fact rising damp, then the dampness is coming from the slab, being common property, then this would be a strata expense. If the salt damp is in fact water damage, then the plumber would need to report on the cause, which in most cases is either due to a failing shower alcove – broken down silicone, cracked tiles, failing grout, leaking taps or a burst breecher.
The cost to repair the shower lies with with the owner as these are not considered common property and the resultant water damage may be an insurance claim, however as with each potential claim this would need to be assessed by your particular insurance company. If the damage is not covered by the insurance policy, the resultant damage may be the owners cost to repair as the damage was caused by failing to maintain the shower, however this would depend on your personal corporation.
This post appears in Strata News #506.
Carrie McInerney
Horner Management
E: carrie@hornermanagement.com.au
P: 08 8234 5777
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