For managers & owners
Body corporate plumbing: who's responsible for what
In a community titles scheme a leak is rarely just one lot problem, and working out who pays is the source of most strata plumbing disputes. The Body Corporate and Community Management Act sets the general rule.
The general rule
Under the BCCM Act, utility infrastructure (pipes, drains and the like) that services more than one lot is common property, and the body corporate responsibility. Pipework that sits within a single lot and services only that lot is generally the owner responsibility.
Where it gets blurry
A shared sewer stack or a water main feeding several units is clearly common property. The pipe under your own kitchen sink is yours. The grey area is usually pipework inside a lot that runs on to serve others, which is why on-site diagnosis matters.
Making it work in practice
When something fails, the fastest path is to establish what is common property and what is not, so the right party arranges the work. Clear reporting helps the committee, the strata manager and any insurance claim. Always check your scheme by-laws and regulation module for variations.
Common questions
A pipe inside my unit burst, is it mine or the body corporate?
As a rule, if that pipe services only your lot and sits within it, it is the owner. If it services more than one lot, it is likely common property. We can help identify which on site.
Who do I call first, the body corporate or a plumber?
For anything affecting common property or multiple lots, notify your body corporate or strata manager. For an emergency, make it safe and call a plumber straight away, then sort responsibility.
Need a hand with this?
Tell us what is going on, photos welcome, or call if it is urgent.