This Q&A about plumbing problems in a unit and who is responsible for the cost of fixing the issue has been answered by Jordan Dinga, Abode Strata.
Question: I have plumbing problems in my unit. Who pays for the cost of investigating the cause, clearing the pipes and digging up of pavement etc, or is this a lot owner responsibility?
There is a tree the backyard of my unit that is causing “suck back” issues with the toilet and partial blockage due to, possibly, roots in the pipes. The tree was there when I bought the unit 6 years ago and until recently, hasn’t been an issue.
Is it up to the Strata to take care of the cost of investigating the cause, getting rid of the roots and digging up of pavement etc, or is it my responsibility?
At this stage, everyone seems pretty sure I, as the lot owner, have to pay but the plumber cannot even guarantee that the roots are an issue. The plumber has mentioned it could also be caused by the tenants flushing things they shouldn’t down the toilet.
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Answer: First, get a quote from the plumber for how much it will cost plus the details of the cause of the damage.
I would suggest you get a quote from the plumber for how much it will cost plus the details of the cause of the damage. Then propose the following to your strata company:
- If it is found to be lot owner responsibility – the owner will pay the invoice.
- If it is found to be strata company responsibility – the strata company will pay the invoice.
Both you as an owner and the strata company as a whole have a responsibility to repair, maintain and renew.
This is the simplest approach as no-one can comment on whether it is lot owner responsibility or the strata companies without the plumber’s findings of the cause of the problem.
This post appears in Strata News #250.
Have a question about plumbing problems or something to add to the article? Leave a comment below.
Jordan Dinga
Abode Strata
P: 08 9368 2221
E: [email protected]
Please note this advice was provided prior to the proclamation of the new strata title amendments and will be updated in due course.
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Hi!
In our strata development the tap which provides connection to the mains water is inside our units in a cupboard under the sink. Several owners have had flooding issues as the these are old units and the thread has worn away. Is this common property or the responsibilty of the owners corporation to check and maintain?
I would get a plumber to check and do a report. You would have to pay for this report. If the plumber says it is an owner’s corporate issue; then you forward the invoice to the owner corporation to pay. The owner corporation should be happy that you did the groundwork for them. Plumber will be able to advise if common or private issue.
Just ensure that you get a good plumber (master plumber).
Though if you do not want to pay for the initial report as you are 99% certain that it is an owner’s corp problem, ask the Owners Corp Manager to send a plumber out with the proviso that if it is found to be a lot issue (yours) that you will pay for the plumber’s cost.
Better to get a plumber out asap; rather than wait for a decision and have the problem worsen.
Sorry I wasn’t wuite clear with my question. Is a strata units connection to the mains water common property?
Best to check with Owners Corporation Manager! Or ring up the last plumber that has been at the block of flats and ask him – though OC Manager should do this for you. Good Luck.
Hi Adam
I’ve had a couple of similar issues in different strata with different result.
One in Mandurah and the roots had entered the line from the neighbour and blocked the S-bend. Because the line was direct from my unit to the sewer that services all the units, the cost for replacing the pan and repairing the entry point was mine alone – including the lifting and re-laying of pavers in the courtyard.
The other is a larger strata scheme with a large eucalyptus tree on the common property near the Minister’s sewer. The strata has continual issues with blocked pipes and reduced drainage because of the roots entering the common property line.
Tree roots can travel a very long way quite quickly – they tend to attach to the top of the pipe and dangle their feeder roots into the sewer. The solution in this first case was the neighbour removed the pepper tree completely. In the second case the tree is a beauty so there’s a lot of resistance to removing it.. One day it will have to go.
To answer the question, it doesn’t really matter who pays initially as if the problem turns out to be a strata responsibility you will be reimbursed (make sure the plumber takes photos of what’s found), or conversely, you will be on-billed if it is your issue. As the article suggests, cause is the primary decider.
Cheers.
Hi Guys,
That was a great article and has given me some food for thought.
We have a sewage pipe that was blocked and upon getting it unblocked and flushed, it was discovered that the pipe (an old earthenware type) had been damaged by tree roots from the lot owner’s garden that had gotten in.
This is despite reminders to all lot owners/agents/tenants to put small amounts of copper sulphate down the drains every month to prevent root incursion.
We had a plumber come in and give us a quote to repair the pipe however, part of this process will be to replace the existing toilet in the unit.
The original plan was that the Strata Company would pay for the pipe to be replaced but everything inside the unit like the toilet, would be paid for by the owner.
The owner is asking the Strata to pay for everything.
We as Council members wanted to know where we stood on costs.
Any help would be greatly accepted.