This article discusses strata water pipe leak responsibility and when a lot owner must fix a leak after the meter.
Questions: I had a leak in a pipe servicing only my lot. Our strata manager says it is my problem to investigate and repair the leak, including if the pipes run under common property. Is this information correct?
I live in a single-tier complex of six units. Each unit has its own connection to water, gas and electricity.
After abnormally high water usage, I informed our strata manager about a possible leak. They stated that, because the leak was after the meter and was in pipes servicing only my lot, it was my problem. It was my responsibility to investigate and repair the leak. If the fault was beneath common or even other owners’ property, I had the right to dig up the area to fix the leak providing I replaced anything I disturbed.
I cannot find a reference to this rule in the strata act? Is this information correct?
Answer: If the leak is from the meter to your property, it is your responsibility to investigate and repair.
In relation to your water service and a potential leak, if the leak is from the meter to the front road / verge it falls under the Water Corporation responsibility. If the leak is from the meter to your property, it is your responsibility to investigate and repair. The water corporation does provide detailed information on this here: Detect a Leak.
The process to detect a leak must be undertaken by the occupant as all the taps etc must be turned off. If the water pipe does only service your lot then your Strata Manager will be referring to sections 62 through to 66 of the Strata Titles Act 1985 and common law and potentially your by-laws noting the Owner is required to repair, maintain their utility service that is granted over common property and the right to access common property / other lots to do so.
This post appears in the December 2022 edition of The WA Strata Magazine.
Jamie Horner
Empire Estate Agents
E: JHorner@empireestateagents.com
P: (08) 9262 0400
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