Strata plumbing maintenance should be considered quite differently to Torrens title properties in South Australia which are the most common property titles in the state.
Strata property titles typically apply to units, townhouses and villas, allowing individual ownership of those dwellings within a larger building or group of dwellings.
But with strata titles, there are responsibilities for shared maintenance of facilities such as swimming pools, gardens, stairwells and importantly, plumbing.
Strata and body corporate laws must be considered by property managers overseeing strata properties as well as by owners and tenants of apartments or units in strata-managed complexes.
Plumbing disputes in strata properties are among the most common types of body corporate conflicts.
This reality puts greater importance on the maintenance of plumbing systems within strata-titled properties and the need to always use professional, licensed plumbers.
It helps ensure compliance, reduce the number of strata insurance claims, keeps premiums lower for all strata residents and assists in the event of conflict resolution.
Regular plumbing maintenance also helps protect property values for all owners within the corporation.
South Australia’s strata plumbing laws
In South Australia, strata plumbing maintenance responsibilities are shared between the corporation and the individual property owner.
It is however important to always read and understand the specific property’s unique articles and by-laws as they apply to owners.
Responsibilities are typically divided as such:
Owner responsibilities
– Internal plumbing such as taps, toilets, showers and all leaks and blockages within the specific apartment.
– Any other exclusive use areas such as balconies or private courtyards are normally the owner’s responsibility.
Corporation responsibilities
– Maintenance of all plumbing infrastructure within common areas of the building including shared bathrooms, laundries, driveways, shared gardens and swimming pools.
– All plumbing and piping outside of individual units including those in common walls or underground.
Powers of strata corporation
In South Australia, the strata corporation has the power to demand a unit owner carry out necessary work, such as internal plumbing repairs.
If a unit owner refuses, the strata corporation may give them a written notice requiring them to undertake specific work by a certain time.
If the work is not done in the set time, the strata corporation may, after giving at least two days notice in writing to both the unit owner and the occupier, authorise workers to enter the unit to complete the work at the owner’s expense.
Common plumbing disputes with strata properties
Regular inspections and preventative maintenance of plumbing systems is an absolute priority for strata properties because it helps reduce the likelihood of disputes which may not be limited to the cost of repairs but extends to claims for water damage to property.
Plumbing disputes often stem from leaks or blocked drains and are extremely common among strata properties.
But they can be tricky to resolve because they often rely on identifying the source of the problem.
If that source is for instance a pipe servicing multiple units, the onus will be on the strata corporation to fix it rather than on any unit owner.
Water heater failures are also extremely common and if the heater services multiple units, the onus to fix it will again fall with the corporation.
Similar rules are applied in the event of water damaging other units.
If the source of a leak is a pipe servicing multiple units, the corporation will be liable.
But if it emanates from a pipe in a single unit, that property owner is likely to be held responsible.
How to guard against plumbing disputes
Strata plumbing disputes are all too common.
Besides the regular inspection and maintenance of individual and shared plumbing systems, there are a number of steps strata corporations can consider to reduce their likelihood.
Comprehension – ensure all owners and tenants understand the property’s individual articles and by-laws which should make it clear where the onus lies for any particular plumbing issue.
Vigilance – ensure owners and tenants know their responsibilities and encourage them to report any plumbing issues at once.
Education – keep owners and tenants up to date with best plumbing practices including things like a reminder of the kind of items that should not be flushed down toilets.
Documentation – keep detailed records of all plumbing issues, inspections and repairs to assist in the event of any insurance claims. These records protect both the unit owners and the corporation.
Insurance – review policies to ensure the corporation’s insurance is fit for purpose.
Dispute resolution – seek professional advice from a strata manager and consider mediation in the event of a dispute. Unresolved disputes may be heard by the South Australian Civil and Administrative Tribunal (SACAT), helping to avoid the last resort of a courtroom.
Capital works funds
A capital works fund is one of the most proactive steps that can be taken to protect owners from strata plumbing disputes.
But they are not compulsory in South Australia.
They often include 10-year plans that help ensure major plumbing infrastructure is properly funded and maintained over the long term.
Contributions are collected from owners of the individual properties and used as deemed necessary to fund repairs and maintenance.
Owners benefit from having financial certainty regarding their obligations rather than sudden unaffordable repair bills.
It also helps reduce the likelihood of disputes and insurance claim denials on the basis of poor maintenance planning.
A capital works fund may pay for items such as:
- replacement of shared sewer lines and stormwater drains
- major upgrades to shared drainage systems
- maintenance and repairs to shared hot water heaters
- roof plumbing and gutter systems
- compliance upgrades to meet new SA Water codes
Get expert plumbing help today
Regular plumbing maintenance is essential for all homeowners, regardless of the type of title of their property.
But when it comes to strata-titled properties, it is even more critical because it helps reduce the likelihood of expensive repairs and disputes between owners.
James Smith Plumbing is one of South Australia’s most dependable and trusted plumbing companies.
JSP are well versed in the maintenance and complexities involved with all types of strata-titled properties.
They keep detailed records of their work, helping reduce stress for property managers and owners alike by limiting the chances of costly disputes arising.
They are proud of their reputation for authenticity, reliability and friendly service.
JSP can help coordinate maintenance across individual units as well as plumbing shared by multiple properties, for the peace of mind of all.
Regular preventative maintenance stands to save owners thousands of dollars in expensive repair bills and water damage, let alone unpleasant legal action.
JSP is also on call 24/7 in the event of a plumbing emergency.
Call James Smith Plumbing today on 0411 206 046 at the first sign of a problem and for all your strata plumbing maintenance needs.
You can rely on JSP for the highest standards of workmanship and a minimum of fuss.