WATER PENETRATION PROBLEMS

Water penetration problems are the result of rain water, runoff water or household water finding its way into a lot or common property. Water damage doesn't always come from above. Water damage can occur by capillary action, that is, the dry brick/concrete works sucking the water upwards, this is called rising damp. Generally any type of water which flows from an external source (including another unit) into an internal source (including another unit) is called water penetration.

Water penetration is often a huge problem for strata plans. There are so many hard to find water entry points that sometimes just finding the source is more expensive than the repair. Problems can be the result of broken, cracked or leaking plumbing, failing water membranes or the lack of a membrane. Buildings can go for years without leaks and then unexpectedly, even during periods of light rain, water can enter the building and do substantial damage. The damage is often concealed until its severity increases.

Where water penetration exists the consequences for a lot owner can be more far reaching than the actual rectification costs. This is because lot owners who suffer damage as a result of water penetration may be able to claim compensation from the owners corporation and, if successful, are likely to be exempt from the levy to pay that compensation. This was the case in Nicita v. Owners of Strata Plan 64837 [2010] NSWSC 68 where 4 lot owners in a 5 lot scheme had to pay $255,491.76, plus legal costs, to the 5th lot owner by way of damages because the owners corporation was slow to resolve a water penetration problem.

During the course of the inspection, the inspector looks for information in the records that might indicate whether there is a water problem. A check will also be made of PSI’s historical database to see if there is any history of water problems that may not be discoverable from the current records.

A purchaser should read the notes under this heading, as well as the notes under “Building Defects and Other Matters” and “Historical Information”, and be alert to any prospect of water penetration issues within the building or community.