Is Plumbing Covered by Strata?

Is plumbing covered by strata? A guide for Western Australian strata property managers

For strata property managers in Western Australia, one of the most frequently asked questions they get is: is plumbing covered by strata? 

The answer isn’t always straightforward, as it depends on the location and function of the plumbing infrastructure in question. Managing a strata-titled property requires a clear understanding of the responsibilities between the strata company and individual lot owners—especially when it comes to plumbing maintenance, repairs, and emergencies.

We will outline how plumbing responsibilities are allocated under the Strata Titles Act 1985 (WA), and provide a practical guide for identifying whether a plumbing issue falls under the jurisdiction of the strata company or the individual lot owner. 

This information is essential for efficient property management, accurate budgeting, and timely repairs—ensuring compliance and resident satisfaction.

Understanding the difference between common property and individual lots

To determine who is responsible for plumbing in a strata complex, it is critical to understand the legal distinction between common property and individual lots. 

Common property

Common property refers to all areas and systems of a strata-titled complex that are jointly owned and maintained by the collective ownership of lot owners through the strata company. 

This typically includes driveways, building exteriors, shared walls, structural components, roofs, external pipes, and communal drainage systems.

Individual lots

In contrast, an individual lot includes the internal space that is exclusively owned and used by a lot owner, such as internal walls, floors, fixtures, and internal plumbing. 

However, boundaries can vary based on the type of strata scheme and what is recorded on the strata plan. 

For example, in some schemes, the internal wall linings (e.g., plaster and paint) may be part of the lot, while the structural wall behind may be common property. This distinction plays a key role in determining responsibility for plumbing repairs and replacements.

As a strata manager, it is essential to be familiar with the specific strata plan of each property you manage. This document is the definitive guide to the boundary between common and private property, and it will inform all decisions about maintenance obligations.

The strata company’s plumbing responsibilities

Under the Strata Titles Act 1985 (WA), section 91 mandates that the strata company is responsible for the control, management, and proper maintenance of the common property. 

This includes all necessary renewals and replacements to keep the property in a safe and serviceable condition.

In terms of plumbing, this means the strata company is generally responsible for:

• Water supply and drainage pipes that run through common property or service multiple lots.
• Shared sewerage lines and stormwater systems.
• Pipes embedded within walls, floors, or ceilings that form part of the common structure.
• Plumbing infrastructure is associated with shared facilities such as communal laundries, outdoor taps, irrigation systems, and rooftop plumbing.
• Any leaks, bursts, or blockages occurring in areas classified as common property.

These obligations are not only a matter of legal compliance but also play a vital role in safeguarding the value, functionality, and liveability of the property. 

Failing to maintain shared plumbing systems can lead to significant damage, insurance claims, and resident dissatisfaction—costing the strata company far more in the long term.

Lot owners’ plumbing responsibilities

Lot owners (not renters) are responsible for the maintenance, repair, and replacement of plumbing fixtures and infrastructure located within the boundaries of their own lot. This includes components such as:

• Tapware, toilets, showerheads, and sinks.
• Pipes and water lines that exclusively service their own lot.
• Hot water systems are located within and servicing only their individual lot.
• Internal drainage lines that do not affect other lots or common property.

If a plumbing issue originates within a lot and causes damage to neighbouring properties or common areas, the lot owner may be held liable for both the repairs to their own plumbing and any consequential damage caused. Therefore, educating lot owners on proactive maintenance and responsible use of their plumbing systems is an important part of effective strata management.

Lot owners should also be encouraged to engage qualified, licensed plumbers for internal repairs. This reduces the risk of non-compliant works that could affect the wider strata scheme or void insurance.

Who handles what? Common plumbing scenarios explained

Plumbing issues often require immediate attention and clear decision-making. Below is a breakdown of typical scenarios and who holds the responsibility:

Blocked drains

• Inside a lot: If the blockage is confined to the plumbing within an individual kitchen, bathroom, or laundry, it falls under the lot owner’s responsibility.

• Affecting multiple lots or shared systems: If the blockage occurs in a main drain or pipe servicing more than one lot or is situated in a common area, it is the strata company’s duty to resolve it.

Burst water pipes

• Servicing one lot: Pipes located within a lot and only servicing that lot are the responsibility of the owner.

• Located in common property or servicing multiple lots: Pipes in walls, under slabs, or ceilings that form part of the shared infrastructure must be repaired by the strata company.
  

Leaking fixtures

• Internal taps, sinks, or showerheads: Leaks from fixtures within the boundaries of a lot, which only affect that lot, must be managed by the lot owner.

• Leaking into common property: If a leak from a fixture causes water damage to common property (e.g., a leaking washing machine causing water to seep into a shared hallway), the lot owner may be responsible for both repair and remediation costs.
  

Balcony leaks

• Caused by overwatering or user negligence: The lot owner is responsible for leaks originating from personal use or poor maintenance.

• Due to structural issues: If the source of the leak is a failure in the balcony’s waterproofing membrane or structural drainage—often considered part of common property—then the strata company is accountable for repairs.
  

Water damage

• Within a single lot: Damage caused by internal failures, such as a leaking dishwasher, is the lot owner’s responsibility.

• Originating from common property: If the damage stems from a shared pipe or roofing failure, it falls within the strata company’s domain to repair and manage any resulting claims.

How insurance factors into plumbing responsibility

Insurance plays a pivotal role in managing plumbing-related incidents in strata properties. The strata company is legally required to hold building insurance that covers common property and shared infrastructure. 

This often includes pipework located within the structure of the building and servicing multiple lots.

Lot owners, on the other hand, should maintain contents insurance and, ideally, landlord insurance if the lot is tenanted. 

These policies cover internal plumbing components and contents damaged by plumbing failures, such as carpets, furniture, or personal items.

In the event of water damage, it’s important for strata managers to coordinate between the strata insurance provider and the lot owner’s insurer. 

A professional plumbing report, outlining the source and cause of the leak or failure, is often required to allocate liability and determine which policy will cover the costs.

Dispute resolution and legal clarity

Despite best efforts, disputes between lot owners and strata companies can occur—particularly when plumbing faults cause damage or inconvenience. In these instances, it is important to refer to:

• The strata plan and by-laws.
• The Strata Titles Act 1985 (WA).
• Maintenance records and professional plumbing assessments.

If an agreement cannot be reached, disputes may be escalated to the State Administrative Tribunal (SAT), which has the authority to resolve strata disputes in Western Australia. 

As a strata manager, clear communication and thorough documentation will help streamline this process and avoid unnecessary legal expenses.

Preventative maintenance for strata plumbing

A proactive approach to plumbing maintenance can significantly reduce the risk of major faults, emergency callouts, and disputes. 

Preventative strategies include:

• Scheduled inspections of common property plumbing by qualified commercial plumbers.
• Routine drain cleaning and pressure testing of shared pipelines.
• Leak detection and water efficiency audits.
• Maintenance logs for all plumbing infrastructure.
• Prompt reporting and action on early signs of wear, dampness, or blockages.

Encouraging lot owners to report issues early and maintain plumbing within their lot helps support the broader preventative efforts of the strata company. 

In addition, engaging a reliable commercial plumbing partner such as PBR Plumbing ensures that maintenance is carried out to code, efficiently, and with minimal disruption to residents.

Partner with PBR Plumbing for expert strata plumbing support

At PBR Plumbing, we understand the unique challenges strata property managers face when coordinating repairs, navigating legislation, and balancing stakeholder expectations. 

Our dedicated strata plumbing team works exclusively with commercial clients, including strata and property management companies, across Perth and greater Western Australia.

We provide a full suite of strata plumbing services, including prompt emergency response, preventative maintenance, drain cleaning, water leak detection, and compliance checks. 

Our experienced team is well-versed in the Strata Titles Act and works in full coordination with strata committees and property managers to ensure responsibilities are clearly communicated and resolved promptly.

With transparent reporting, photographic documentation, and clear invoicing, PBR Plumbing helps strata managers make informed decisions and meet their compliance obligations. We prioritise minimal disruption to residents and rapid response times, ensuring your property remains safe, functional, and well-maintained.

If you manage a strata property and need reliable, experienced plumbing support, contact PBR Plumbing today to discuss a tailored strata plumbing maintenance plan or to arrange an inspection of your property’s infrastructure.