Question: Our ground floor unit has water stains on the ceiling. I’ve reported this, but nothing has been done, and the stains are getting worse. How do we progress?
I am an owner of a ground-floor property. I returned from holiday to notice water stains on the ceiling in my lounge room. I reported this and other general plumbing issues.
A work order was issued, and after follow-ups weeks later, the general plumbing issues were resolved. The water ingress issue has not been addressed.
The strata manager won’t reply to my requests for an update on the water ingress.
What are my rights for responses and actions with this matter? I have since noted six other stains elsewhere on the ceiling, which are worsening.
Answer: Send the strata company images of the leaks with dates noted and ask them to get written confirmation from the lot above that the leaks have been fixed, then make an insurance claim.
The damage from water ingress into your lot would tend to be claimable on insurance. I would suggest looking to make a strata insurance claim. As part of the repair process, the insurer will require confirmation that the leak has been attended to and that sufficient time has also been given to dry out the wet/damaged area.
It is a requirement under the Act for the strata company to maintain and repair common property, so if the lot owner above does not confirm that the leaks have been addressed, the strata company has a right to inspect and carry out the required works.
As it requires the cooperation of the lot above, I would send the strata company images of the leaks, the dates noted and ask them to get written confirmation from the lot above that any showers/pipes, etc., have been attended to and any copies of accounts/invoices of payments to plumber etc and make an insurance claim to assist in the facilitation of this.
Jamie Horner
Empire Estate Agents
E: JHorner@empireestateagents.com
P: (08) 9262 0400
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