Strata Plumbing: Who Is Responsible for What in Victoria?

Plumbing in a strata building involves multiple parties — lot owners, tenants, and the owners corporation — and responsibility for repairs depends on where the plumbing is located. This guide explains how responsibility is allocated under Victorian strata law, and what it means practically for strata managers and owners corporations.

The Key Distinction: Common Property vs Lot Property

In Victoria, the Owners Corporations Act 2006 governs strata building management. The fundamental rule is:

• Common property plumbing — the owners corporation is responsible for maintenance and repair
• Lot (private) plumbing — the individual lot owner is responsible

The challenge is that in an apartment building, pipes often run through walls, ceilings, and floors that may be on the boundary between common property and a lot — making it difficult to determine responsibility without an inspection.

What Is Typically Common Property Plumbing?

• Main water supply pipes to the building
• Sewer lines and stacks serving multiple lots
• Drainage pipes in common areas (car parks, lobbies, courtyards)
• Water meters for common areas
• Irrigation systems for common gardens
• Fire sprinkler systems

What Is Typically Lot (Private) Plumbing?

• All plumbing within a lot (apartment) — taps, toilets, sinks, showers, dishwashers
• Pipes that exclusively serve a single lot
• Hot water systems within a lot
• Internal drainage within a lot’s boundary

The Grey Areas

Many strata plumbing disputes arise in grey areas — typically where a pipe serves one lot but runs through common property, or where the exact boundary between a lot and common property is unclear. In these cases, the owners corporation’s plan and the relevant section of the Owners Corporations Act 2006 govern responsibility. A plumber who can document where the pipe is located and what it serves is essential for resolving these disputes efficiently.

What Happens When a Leak in One Lot Causes Damage to Another?

If a burst pipe or leak in Lot 5 causes water damage to Lot 4 below it, the responsibility for repair depends on where the pipe is. If it’s lot plumbing, Lot 5’s owner (or their insurer) is responsible for the damage caused. If it’s common property plumbing, the owners corporation’s insurance may apply.

This is why strata managers need a plumber who provides detailed written reports — identifying the location of the fault, whether it’s on common property or within a lot, and what caused it. These reports are essential for insurance claims and for determining financial responsibility between parties.

Strata Plumbing Services in Melbourne

Sedcon Plumbing works with strata managers and owners corporations across Melbourne, providing:

• Fast response to common property plumbing issues
• Written reports identifying whether issues are on common property or within a lot
• CCTV drain inspection for blockage investigation
• Documentation for insurance claims and VCAT matters
• Scheduled maintenance for common property plumbing

Learn more about our strata plumbing service or call 0468 013 012.