If you manage a strata building, sit on a committee, or own a unit in one, you already know the plumbing doesn’t work like it does in a house. One pipe can serve a dozen units. One leak can involve three owners, a strata manager and an insurer before anyone has even picked up a spanner.
With more people moving into apartments and townhouse complexes right across the Central Coast, it’s a conversation we’re having more and more. So here’s the straight version: who’s generally responsible for what, the problems we get called to most, and how a good strata plumber stops small issues turning into whole-of-building ones.
Strata Plumbing: Who’s Responsible for What?
In NSW the basic rule is simple enough. The owners corporation looks after common property, and each owner looks after what’s inside their own lot. The NSW Government’s strata repairs and maintenance guide sets it out in plain English.
When it comes to plumbing, it generally falls like this:
Usually the owners corporation: pipes in boundary walls or under the floor, anything that serves more than one unit (shared water lines, sewer stacks and stormwater), roof and common area drainage, and shared hot water plant.
Usually the lot owner: taps, toilets, sinks and shower fittings, the flexi hoses under your basins, and a hot water system that only serves your unit.
The catch is that every building is different. The registered strata plan and the scheme’s by-laws have the final say, so if there’s any doubt, check with your strata manager before work starts.
Our part in all this is working out where the fault actually is, because that’s usually what decides who pays. A stain on a ceiling doesn’t tell you much. Knowing the water came from a shared pipe in the slab rather than the bathroom upstairs tells you everything.
If you’re an owner or tenant wanting the unit-level version, have a read of our top 3 plumbing tips for apartment owners.
The Strata Plumbing Problems We See Most
Shared buildings have their own set of repeat offenders. These are the ones that keep our phone busy:
Burst flexi hoses. The braided hoses under sinks and basins are one of the most common callouts we get in apartments. When one lets go on level three, levels two and one usually find out about it pretty quickly. Here’s why flexi hoses fail and what to look for.
Blocked shared drains. Wipes, cooking fats and everything else from a whole building end up in the same line. In older complexes, tree roots love to join in too. When a blocked drain keeps coming back, a CCTV drain inspection shows us exactly what’s going on instead of guessing.
Water bills that don’t add up. On a shared meter, a concealed leak can run for months before anyone joins the dots. Proper leak detection finds it without pulling the building apart.
Hot water systems on their last legs. Whether it’s one system per unit or shared plant for the whole block, they rarely fail at a convenient time. A hot water check picks up the warning signs early.
Stormwater and roof drainage. Blocked gutters, downpipes and stormwater pits are easy to ignore until the first decent summer storm. Spring is the right time to get them looked at.
Buildings close to the beach cop salt air as well, which is tough on exposed metal fittings and outdoor pipework. One more reason a regular look-over pays for itself.
Why a Strata Maintenance Plumber Beats an Emergency Callout
Most strata plumbing emergencies weren’t really emergencies six months earlier. They were a slow drain, a rusty hose or a hot water unit making odd noises, and nobody’s job to notice.
That’s the whole idea behind a maintenance plan. Instead of waiting for the 2am phone call, a strata maintenance plumber works through the building on a schedule. Depending on the property, that can include:
- Regular compliance inspections
- Hot water system checks
- Leak detection and pipe pressure testing
- Gas leak detection
- Drain inspections and clearing before problems build up
For the committee, planned maintenance is a cost you can budget for. A flooded car park or water through three levels of ceilings isn’t.
And when a shared pipe does need serious repair, it doesn’t always mean jackhammers. Pipe relining repairs a damaged pipe from the inside, which matters a lot when that pipe runs under a driveway, a garden or someone’s tiled courtyard.
We’re also one of the first accredited installers of Leak SmartShield™ by Caroma in NSW. For strata buildings it can monitor water use across the whole property and flag a problem before it reaches multiple units. Until 31 October 2026 we’re offering a free onsite Leak SmartShield assessment, so it’s a good time to find out whether it suits your building.
What to Look for in a Strata Plumber
If you’re a strata manager or committee member choosing a plumber for your building, here’s what we’d be asking:
Are they licensed for everything the building needs? Plumbing, drainage and gas. One team that can handle the lot saves a lot of phone calls.
Will they actually turn up at 2am? Plenty of plumbers say 24/7. Ask what happens when you ring on a Sunday night.
Do they communicate properly? Clear quotes, plain-English updates for the strata manager, and no surprises on the invoice. We send a GPS link so people know exactly when we’ll arrive, which residents really appreciate.
Do they respect the people who live there? Working in a shared building means residents, parking, noise and access. We keep disruption to a minimum and leave the place clean.
Do they fix it properly? A band-aid repair in a strata building just means the same argument again in six months. We’d rather recommend the fix that lasts.
One practical note for committees: for bigger planned jobs, NSW currently requires owners corporations to get at least two independent quotes for work valued at $30,000 or more. Genuine emergencies such as burst or blocked water and sewerage pipes are exempt, so nobody has to wait on paperwork while water is coming through a ceiling. Your strata manager can confirm how the rules apply to your scheme.
Thoroughgood Plumbing already works with strata management companies across the Central Coast. Our head office is in Lisarow and our vans cover the whole region, so help is never far away.
Strata Plumbing FAQs
Who pays for plumbing repairs in a strata building?
In NSW the owners corporation is generally responsible for common property, which usually includes pipes in boundary walls or under the floor and anything serving more than one unit. Lot owners generally look after fixtures inside their own unit, like taps, toilets and flexi hoses. The registered strata plan and your scheme’s by-laws have the final say, so check with your strata manager if you’re unsure.
Is a blocked drain in my unit my problem or the strata’s?
It depends where the blockage is. If it’s in the pipework that only serves your unit, it’s usually yours. If it’s further down in a shared line, it’s usually the owners corporation’s. A CCTV drain inspection shows exactly where the blockage sits, which takes the guesswork out of who’s responsible.
What does a strata maintenance plumber do?
A strata maintenance plumber looks after a building’s plumbing on a planned schedule rather than only turning up for emergencies. That can include compliance inspections, hot water system checks, leak detection, pipe pressure testing, gas leak detection and drain inspections, all aimed at catching problems before they affect residents.
Do you work directly with strata managers on the Central Coast?
Yes. We work with strata management companies and owners corporations across the Central Coast, with clear quotes, plain-English updates and 24/7 emergency response. Our head office is in Lisarow and our vans cover the whole region.
What should I do if a pipe bursts in my unit?
If it’s safe to do so, turn the water off at your unit’s isolation valve, then call a licensed plumber straight away. Let your strata manager or building manager know as well, because water can travel into neighbouring units and common areas quickly.
Local, and here when your building needs us
Three generations of Central Coast plumbing, working with strata managers, committees and owners from Gosford to The Entrance and everywhere in between.
Want a plumber who makes strata simpler, not harder? Call Thoroughgood on 0439 205 289 or get in touch online to talk through a maintenance plan for your building, or to book your free Leak SmartShield assessment before 31 October.
