How to deal with strata bathroom leaks during renovation? (Bathroom | Building & Approvals)

If you live in an apartment in Sydney, the words “bathroom leak” probably send a shiver down your spine. It’s the classic strata nightmare — a tiny drip that somehow becomes everyone’s problem. Your neighbour blames you, you blame the building, the building blames “normal wear and tear,” and suddenly five different people are standing in your bathroom staring at the ceiling like they’re analysing ancient cave paintings.

But don’t worry — leaks in strata buildings are not only manageable, they can actually be resolved smoothly if you understand the rules, follow the right steps, and communicate properly. Think of it like hosting a family dinner: chaos is unavoidable, but the outcome can still be spectacular.

This guide breaks down exactly how to deal with bathroom leaks during a renovation in a Sydney strata building — what you must do, what you definitely shouldn’t do, and how to make the entire process faster, safer and far less stressful.

1. First rule: Don’t panic — leaks are extremely common in older Sydney apartments

If you live in a building built before 2000, leaks are almost a rite of passage. Many older Sydney apartments face issues like:

• ageing waterproofing membranes

• old copper pipes corroding

• poorly sealed junctions

• cracked tiles

• outdated shower trays

• previous DIY disasters by someone who “knew a guy who knew a guy”

So when strata hears the word “leak,” they don’t raise an eyebrow — they raise a ticket number.

The key is staying calm and acting promptly. Delays can spread damage to neighbouring lots, which means more people involved, more costs, more drama, and at worst… three weeks of your downstairs neighbour ranting in the lift.

2. Identify where the leak is coming from — this determines who pays

Here’s the part everyone cares about: “Is this my responsibility or strata’s responsibility?”

In most cases, the cause determines who foots the bill.

A. If the leak comes from common property

This usually includes:

• waterproofing membranes

• structural concrete slab

• common plumbing risers

• original pipes embedded in the slab

• balcony slab interfaces

Then guess what?
Strata is responsible.

They must investigate, repair, and cover the cost of restoring the affected common property.

B. If the leak comes from your lot

This usually includes:

• newly installed fixtures

• taps, mixers, showerheads

• vanity waste traps

• flexible hoses (very common culprit!)

• poor-quality renovations done by previous owners

Then guess who’s responsible?
You — the lot owner.

C. If the cause is unclear

Ah, the famous Sydney grey zone.

This is when:

• dampness spreads across both lot and common property

• the pipe location is uncertain

• two parties blame each other like it’s a dramatic TV courtroom

• the building is very old

In these cases, strata often sends a leak detection professional to pinpoint the exact cause.

3. Notify strata immediately — this protects you and speeds up approvals

Sydney strata managers love one thing above all: documentation.

The minute you suspect a leak:

1. take photos

2. take videos

3. send a written notice to strata (email)

4. inform your building manager

5. notify your renovation team

Why? Because early communication does three things:

• protects you from liability

• shows goodwill to the owners corporation

• puts strata on the hook to act quickly

If you delay and the leak spreads, the Owners Corporation may argue that you contributed to additional damage. And trust me — you do not want that debate. It goes nowhere good.

4. Get a licensed plumber to assess the leak — strata will ask for reports

In Sydney, only a licensed plumber can officially diagnose and report on leak causes.

Your plumber may provide:

• a defect diagnosis

• a CCTV pipe inspection report

• pressure testing results

• a written statement confirming the source

This report becomes your golden ticket.

Strata uses it to verify responsibility, arrange repairs, approve works, or pass the issue to their insurance.

5. Work with strata, not against them — it keeps your renovation moving

Strata approval can sometimes feel like waiting for a slow printer to spit out the last page of a 200-page document. Painful… but inevitable.

To avoid delays:

• reply to emails quickly

• provide all required documents

• share your plumber’s report

• give your renovation drawings

• submit your scope of work

• confirm your contractors are licensed and insured

Most delays happen because owners submit incomplete paperwork.

If you give strata everything upfront, they will approve faster — because just like you, they don’t want leaks, insurance claims, or angry neighbours.

6. If the leak is strata’s responsibility, request written confirmation

Once strata confirms the leak source is from common property, always ask for:

• written acknowledgement of responsibility

• expected repair timeframe

• details of their chosen contractor

• clarification that it will not affect your renovation start date

This prevents future “he said, she said” arguments.

It also gives your renovation team clarity on when they can proceed.

7. Coordinate repairs with your renovation schedule

If strata is doing part of the repair, and your renovation team is doing the rest, timing becomes crucial.

You want repairs done in this order:

1. Strata rectifies common property leaks first
   (e.g., fixing plumbing riser, repairing slab moisture, addressing membrane breach)

2. Your renovation team begins demolition
   (old tiles, fixtures, pipes removed)

3. Your team installs new waterproofing, plumbing, and finishes

This sequence matters because:

• starting before strata repairs is like repainting your wall before fixing the hole

• insurance can reject claims if work overlaps incorrectly

• you avoid double-handling and double-paying

Good communication = smooth renovation.

8. Dealing with neighbours — the human side of strata leaks

You’d be surprised how many renovation dramas actually come from neighbours, not builders.

If the leak affects the unit downstairs:

• keep them informed

• apologise even if you’re not at fault

• share updates from strata

• reassure them repairs are moving

A little friendliness goes a long way. No one wants passive-aggressive notes in the mailbox.

9. Insurance and warranty considerations

Depending on the cause, insurance may step in.

Owners Corporation insurance covers:

• leaks caused by common property

• damage to building structure

• restoration of common areas

Your lot insurance covers:

• damage to your finishes (tiles, vanity, paint, flooring)

• damage caused by your appliances or lot fixtures

Always file an insurance claim early if needed, even if you’re not sure who is responsible yet.

10. Prevent future strata leaks — this is the ultimate renovation bonus

A good bathroom renovation actually reduces the chance of future leaks.

During your renovation, choose:

• licensed waterproofers

• licensed plumbers

• high-quality membranes

• correct fall-to-floor designs

• sealed junctions at walls and floors

• proper drainage

• solid tile installation

Old bathrooms leak easily. New bathrooms, built properly, are far safer.

Final Thoughts: Leaks don’t have to destroy your renovation plan

In Sydney strata buildings, leaks are annoying, but not the end of the world. As long as you:

• notify strata early

• get a licensed plumber

• document everything

• coordinate repairs

• handle approvals properly

• communicate with neighbours

…your renovation will move forward smoothly without unnecessary delays or headaches.

And the best part? Once everything is sorted, you get a brand new bathroom that’s not only beautiful but watertight and compliant — now that is a win.

For more information about kitchen, bathroom and house renovation services, visit www.mb9.com.au.