Common Property Plumbing
The body corporate is generally responsible for utility infrastructure that forms part of common property. Shared pipes serving multiple lots may fall into this category. A leak appearing inside an apartment does not automatically make it the lot owner’s responsibility.
Plumbing Within a Lot
A lot owner is generally responsible for plumbing that serves only their lot, sits within its boundaries and is outside boundary structures, subject to applicable exceptions. The pipe’s location and the lots it serves both matter.
Your strata manager or committee can check the scheme documents against guidance from the Queensland Commissioner for Body Corporate and Community Management (BCCM).
What Tenants Should Report
For a rented apartment, promptly contact the emergency repair contact listed in your tenancy agreement. Report the location, active water flow and any affected common areas. Let the building manager know if other lots may be affected. The Residential Tenancies Authority’s emergency repair guidance explains the residential reporting process.
For a shop or office tenancy, notify your landlord or managing agent using the agreed emergency arrangements. This is general information, not legal advice.
