Question: Is the strata company responsible for locating and fixing leaks, even if the individual owner is ultimately responsible for the cost?
In our scheme, each apartment has an individual meter. The strata company insists that each owner is responsible for water pipes after the meter. The water bills are still calculated from a complex meter and apportioned between apartments.
The strata company maintains that owners are responsible for suspected leaks, but we all have a common interest in prompt repairs. Does the strata company have some responsibility to locate and fix the leak and then bill the responsible? Otherwise, we all suffer when there is an absent or disinterested owner.
Answer: Consider installing water flow meter devices in each lot, especially if the scheme has had several water leaks.
I understand your frustration regarding a water leak in an apartment, especially with an absent resident. Unfortunately, even if a resident is only away for the day, it can mean a leak is unattended or the mains water needs to be turned off.
A strata company can organise the repair, but the issue is generally access. A strata manager does not have access to an apartment, and although there is a right to enter a lot for urgent repairs / works, it will still require some notice to the lot owner to organise a locksmith or alternate access.
This is a common issue. Some buildings and schemes have installed water flow meter devices in each lot, especially if the scheme has had several water leaks. The installation cost is worth it compared to the insurance claim, subsequent damage to common property, and insurance premium increases.
Jamie Horner Empire Estate Agents E: JHorner@empireestateagents.com P: (08) 9262 0400