In NSW, the owners corporation is generally responsible for plumbing that forms part of common property. A lot owner is generally responsible for fixtures and plumbing that belong to and serve only their lot.
The registered strata plan, pipe function, lots served and relevant by-laws or renovation approvals must be checked before non-emergency repairs are authorised. “Body corporate” is an older, commonly used term for the owners corporation.
How responsibility is determined
Section 106 of the Strata Schemes Management Act 2015 (NSW) requires the owners corporation to maintain and repair common property.
The registered strata plan defines the lot boundaries. Location alone does not settle responsibility. A pipe inside an apartment may be common property, while plumbing used only by that lot may belong to the owner.
Pipes serving multiple lots, including shared sewer stacks and water services, are commonly the owners corporation’s responsibility. A pipe serving one lot may be the lot owner’s responsibility, but its legal location and the strata plan remain decisive.
Relevant by-laws, common-property rights arrangements and approved renovation records should also be checked. These documents may assign maintenance obligations for altered property or areas used exclusively by one lot. If bathroom work is involved, confirm the approval requirements for strata bathroom work before relying on renovation records.
Typical examples
These examples are indicative only. The strata plan and property records can change the result.
| Likely owners corporation responsibility. | Likely lot owner responsibility. |
|---|---|
| Shared sewer, drainage and water lines. | Taps, showerheads, sinks and other lot fixtures. |
| Plumbing serving multiple lots. | Washing machines, dishwashers and exposed connections. |
| Original plumbing forming part of common property. | Owner-installed plumbing where renovation documents assign responsibility to the owner. |
| Common-property pumps, tanks and related infrastructure. | Fixtures and plumbing wholly within and serving only the lot. |
Concealed pipes, shower drainage, waterproofing, hot-water systems and renovated plumbing require closer checking. Signs that shower waterproofing has failed can resemble a pipe or drainage leak, and visible water damage may be some distance from the actual fault.
What to do before arranging repairs
- Record the location, timing and visible signs without opening walls, floors or ceilings.
- Promptly notify the strata manager, building manager or owners corporation.
- Ask for the registered strata plan and relevant by-laws, common-property rights documents and renovation approvals.
- If the source or responsibility is unclear, ask the strata manager or owners corporation to arrange an assessment. Confirm which plumbing work requires a licensed plumber before engaging anyone.
For an active leak, isolate the local water supply only if the valve is safely accessible and you know what it controls. Do not enter flooded electrical areas, handle sewage or disturb concealed materials. Keep clear and call emergency services if anyone is in immediate danger.
Avoid authorising non-emergency repairs until responsibility and approval are confirmed. If a professional assessment is needed, contact our Sydney strata plumbing team.