Plumbing problems in apartments, units, and townhouses come with an extra complication: figuring out who’s responsible for the repair. Is it the owner? The tenant? The owners corporation (body corporate)? Here’s how it works in Victoria.

The Basic Rule

In general:

• Inside your lot (your apartment/unit) = Your responsibility (owner or tenant via the owner)
• Common property (shared walls, pipes serving multiple lots) = Owners corporation responsibility

But the line between “your lot” and “common property” isn’t always obvious with plumbing, because pipes run through walls, floors, and ceilings that may be shared.

What’s Typically Your Responsibility

As a lot owner, you’re generally responsible for:

• Taps and mixers inside your unit
• Toilet cistern and seat
• Shower fixtures and showerheads
• Dishwasher and washing machine connections
• Drain blockages caused by your use (hair, grease, objects)
• Hot water system (if it serves only your lot)
• Internal pipe repairs within your lot boundary
• Replacing flexi hoses under your sinks and behind your toilet

What’s Typically the Owners Corporation’s Responsibility

The owners corporation (OC) generally handles:

• Shared sewer and drainage pipes serving multiple units
• Water supply pipes in common areas
• Stormwater drainage
• Shared hot water systems
• Pipes running through common walls and floors (even if they serve your unit)
• Structural waterproofing of common areas
• External plumbing on common property

The Grey Areas

A Pipe in a Common Wall Serves Only Your Unit

If a pipe runs through a common wall but only serves your lot, responsibility can be disputed. Check your owners corporation rules (lot liability) and plan of subdivision for clarity.

A Blockage in a Shared Pipe Caused by One Lot

If the shared sewer is blocked because of something from your unit (tree roots from your courtyard, objects flushed from your toilet), you may be liable for the repair cost even though the pipe is common property.

Your Shower Leak Damages the Unit Below

You’re typically responsible for maintaining your shower waterproofing. If a leak from your bathroom damages the apartment below, you (or your insurance) may be liable for repairs to both units.

Hot Water System

If each unit has its own hot water system, it’s the lot owner’s responsibility. If there’s a centralised system, it’s the owners corporation’s.

If You’re a Tenant

As a renter:

• Report plumbing issues to your landlord or property manager — Don’t arrange repairs yourself unless it’s a genuine emergency
• Urgent repairs (burst pipes, blocked toilets, gas leaks) — You can arrange emergency repairs and the landlord must reimburse you if they can’t arrange it in time
• Non-urgent repairs — Submit a maintenance request and allow the landlord reasonable time to respond
• Your responsibility — Blockages caused by misuse (flushing inappropriate items, pouring grease down drains)

Tips for Apartment and Unit Owners

Know Your Plan of Subdivision

This document defines what is your lot and what is common property. It’s essential for determining responsibility for plumbing that crosses boundaries.

Check Your Insurance

Ensure your lot insurance covers plumbing damage — both to your unit and damage your plumbing may cause to other units. The owners corporation policy covers common property, but not the inside of your lot.

Communicate with Your OC

If you suspect a plumbing issue involves common property, notify the owners corporation (or strata manager) before arranging repairs. They may need to organise the work through their own contractor.

Get a Plumber’s Assessment First

If responsibility is unclear, a plumber can inspect and advise where the problem is and whether it’s likely within your lot or on common property. This avoids disputes about who should pay.

Hankook Plumbing Strata Services

We work with apartment and unit owners, tenants, property managers, and owners corporations across Melbourne’s eastern suburbs:

• Clear advice on responsibility before any work starts
• Strata-experienced plumbers who understand multi-dwelling plumbing
• Emergency response for burst pipes and blocked drains
• Reports that help you liaise with your owners corporation or insurer
• All residential plumbing — from tap repairs to full bathroom renovations

Need a plumber for your apartment or unit? Call 0407 756 172.