Water damage is among the most frequent and expensive issues in strata, owners corporation, or body corporate buildings, affecting everything from floors to ceilings, structural elements, and resident belongings.
Water damage can impact common property and multiple lots, whether it’s a slow leak from a pipe or a sudden burst from a failed flexi-hose. Understanding the common causes and where these issues usually occur can be the key to helping strata committees, owner corporations, and body corporates protect the building. So, how does water penetration lead to strata defects and damages? This guide outlines the most common building areas, causes, and preventative tips for owners and committees within owners corporations and body corporates.
Flexible braided hoses are small, stainless-steel-covered pipes that connect water outlets (like taps and toilets) to the main plumbing. Despite their convenience, they are among the most common sources of internal water damage.
These are generally installed inside lot spaces and have been known to fail unexpectedly. This can lead to extensive water damage that can affect multiple units. Understanding the risks associated with flexible hoses and how to maintain them can help to prevent costly repairs.
Tiled balconies are a common feature in modern multi-storey buildings as they facilitate more effective use of open-air space. However, these areas are often exposed to the elements and wet weather, a common source of water ingress in strata buildings.
Furthermore, poor drainage, failed waterproofing, and improper cleaning practices can lead to water seeping into the slab and leaking into units below. Lot owners residing on lower levels should stay alert as flooding and damage are more likely.
Balustrading often uses vertical stainless-steel railings or barriers that must be anchored directly into the tiled surface. If this building element is not sealed correctly, water can seep through the fixings and bypass the waterproof membrane, leading to rust, rot, and structural damage over time.
This issue often takes time to notice and is usually difficult to fix. Hence, it’s wise to alert and notify the committee or strata manager as soon as possible to rectify the issue early on.
Basements are usually constructed to keep water out by draining it away before it enters. However, suppose a builder did not follow the engineer’s instructions regarding drain levels, waterproofing, and precise detailing. These underground areas can be prone to water ingress from ground moisture, poor drainage, or plumbing leaks.
Basement repairs to reverse the damage and prevent further water penetration may be complex and costly. Therefore, it is generally best to attend to such matters as soon as your strata community notices an issue to prevent significant damage to your building.
Cladding forms the outer skin of a building and protects it from the elements. However, poor installation, unsealed joints, cracks, and general deterioration can cause water to seep through and damage internal walls, insulation, and framework. Over time, this can lead to mould, rot, and costly repairs.
These areas should be checked regularly as part of your owners corporation or body corporate’s routine maintenance process.
Timber and steel frameworks are the skeleton of your building and are an essential element of its structure and integrity. If water penetrates these areas, these components can weaken and deteriorate over time, leading to costly damage.
Unless protected by verandas or canopies, leaks and defects from roofs, walls, windows, or plumbing can lead to water ingress that can weaken and deteriorate these components over time. Timber may swell, rot, or become infested with pests, while steel components can rust and weaken. Left unchecked, this damage can compromise the building’s strength and lead to costly repairs.
Generally, the larger a property, the more complex the plumbing network needed to deliver water to common areas and individual lots. Blocked drains and sewers can be among the most common causes of water damage, followed by leaking and burst pipes. This can occur in common property and individual lots, often going unnoticed until significant damage has occurred.
Plumbing failures can lead to mould growth, structural deterioration, and costly repairs if not addressed promptly. Early detection and regular maintenance are key to preventing widespread damage affecting walls, floors, ceilings, and electrical systems.
The roof is the building’s first defence against rain and weather. Many modern building designs feature low-angle roof sheeting, box gutters over living areas, and extended lengths of flashing to protect the building.
However, defects in these areas can cause rainwater to seep through, affect internal structures, and cause costly damage. Even minor leaks can escalate if not addressed promptly. Regular inspections and timely maintenance are essential to prevent expensive repairs. While the owners corporation or body corporate is generally responsible for common property roofing, individual owners should also monitor and report any found or suspected issues to the strata manager or committee.
Windows and planter boxes can be unexpected sources of building damage if they are not properly designed, installed, or maintained. Poorly sealed frames and inadequate drainage can allow water to overflow and seep into walls, floors, and ceilings.
Furthermore, leaks can also affect the building structure, causing rot, mould, and deterioration of finishes. These areas require regular attention to prevent long-term damage and costly repairs. Owners should proactively maintain these features on common property or within their individual lots.
Understanding who is responsible for repairing water damage in a strata property can help avoid confusion and delays when issues arise. Responsibility often depends on where the damage originates and whether it affects common property or individual lots.
Owners corporations or body corporates are generally responsible for repairs to common property.
Owners are generally responsible for repairs within their individual lot.
However, there is no one-size-fits-all for repairs and maintenance responsibilities. Some repairs may fall into a grey zone and with special exceptions and requirements as outlined by:
Learn how to determine who is responsible for water damage when it comes to strata repairs.
Strata managers play a vital role in safeguarding buildings from water damage. As the central point of communication and coordination for maintenance, repairs, and compliance, they are uniquely positioned to help owners corporations and body corporates navigate water damage.
Strata managers can schedule and oversee regular inspections of high-risk areas such as roofing, plumbing, balconies, and basements. By working with qualified contractors, they can help guide the owners corporation or body corporate into taking best practice steps to identify and address potential problems.
Strata managers can help the owners corporation or body corporate act quickly to coordinate emergency repairs or maintenance to minimise damage. Furthermore, they have industry-specific knowledge of the requirements for finding qualified and licensed tradespeople and professionals who are right for the job.
Water damage often leads to insurance claims, which can be complex and time-sensitive. Strata managers can provide best practice guidance to assist owners corporations and body corporates with insurance matters. They can help determine whether the damage falls under the lot or building policy, gather documentation, liaise with insurers, and help process claims efficiently.
We’re committed to helping our customers manage and recover from water damage confidently and easily. Through our extensive network, we offer a range of reliable services designed to support our schemes, such as:
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Acting early is the most effective way to protect your building. Regular inspections and proactive maintenance of the areas covered in this article are the best ways to prevent and limit water damage.
However, if repairs are needed, committees should ensure all contractors are licensed and familiar with relevant building codes and legislation. It is best practice to contact your strata manager or building manager immediately to organise repairs and maintenance. Doing this as quickly as possible may help your community avoid excessive property damage and potential flow-on effects like mould.
This article is edited by Lauren Shaw Regional General Manager and Licensee-in-Charge on August 2025.
