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[Countryboy]

Our building is 20 years old. The residents of one of our units reported a leak from their bathroom into their laundry. Building Management arranged for a contractor to inspect. The contractor advised that the waterproofing has completely failed.

Building Management advised a full strip out and rebuild of the bathroom is required. BM further stated that given the bathroom is original, the responsibility for the repair falls with the Owners Corporation.

Is this correct and how far does the Owners Corporation responsibility extend? Does it extend to paying for the complete bathroom replacement?

 

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[Jimmy-T]

It sounds like your owner might think they have won the common property golden ticket – a completely new bathroom at their neighbours’ expense.

This is how this works:

1. If the bathroom is truly original and has never been updated in any way then the waterproofing is the responsibility of the owners corporation.*
2. To fix the waterproofing properly, it may need the complete removal of the floor tiles.**
3. Removing the floor tiles will probably mean removing the WC, sinks and floor-standing cupboards.  These will probably be unusable.
4. The wall tiles will also be affected, hence the possibility of the need for a complete renovation.

*If the floor tiles have been replaced at any time you have a case for saying common property has been damaged so responsibility is not as clear-cut as if they were original. ** There are products that can be sprayed on to bathroom floor to reseal the waterproofing (see below). A Google search brings a up a few products and services that might fix the problem in a way that would save the OC a ton of money. Look for “spray-on bathroom waterproofing”.

Frankly, I think a full reno for a leak from a bathrom to a laundry (rther than common property or another unit) may be overkill. But if you decide to go for a full-scale bathroom reno, you can negotiate with the owner to pay for a like for like budget – i.e. the OC will pay for a bathroom that would be roughly the same standard and the owner can top that up with  fancy new stuff if they choose.
For instance, a toilet seat can range in price from less than $40 to over $400. A toilet can range from around $400 to approaching $3000. You don’t have to pay for a Rolls Royce solution to a Toyota Corolla problem.

Also, remember that the OC’s responsibility is only to fix the problem and replace anything damaged during that repair.
That’s where a spray-on solution might be better – but you would want it to be done professionally with guarantees.  And treat it as an experiment. Be prepared for it not to work, meaning you might be back to square one.
Another consideration is if the bathroom is original, then you might find waterproofing in other units is about to fail and you could be faced with the same issue over and over again.

I’d be really interested to hear from Flatchatters who have used this method to deal with bathroom leaks. Meanwhile, this is what AI says about spray-on waterproofing (but bear in mind that AI sometimes gets things wrong).

Spray-on waterproofing for bathrooms involves applying a liquid waterproofing agent to surfaces like tiles, grout, and shower glass, which then dries into a flexible, impermeable membrane. This method is popular due to its ease of application and ability to bond with various materials like concrete, tiles, and even metal.
It’s a common alternative to traditional waterproofing methods like membrane sheets and can be applied to both new and existing bathroom surfaces.

What it is: Spray-on waterproofing is a liquid sealant that is sprayed onto surfaces and then dries to create a waterproof barrier.

How it works: The liquid sealant is typically a water-based membrane that is applied using a spray gun. Once dried, it forms a flexible, waterproof barrier that prevents water from penetrating the surface.

Where it’s used:
Bathroom surfaces:  It’s commonly used on bathroom tiles, grout, shower doors, sinks, and fixtures.Shower and wet areas: It’s suitable for waterproofing shower enclosures and other areas exposed to water.Various materials:  It can be applied to concrete, masonry, stone, fibreglass, and even steel, according to hipages.
Benefits:
Ease of application:  It’s a faster and simpler method compared to some traditional waterproofing techniques.
Bonding: It adheres well to various materials, creating a seamless and reliable barrier.
No joints or weak points:  Unlike some methods with seams, spray-on waterproofing can create a continuous, watertight layer.
Versatility:  It can be used on different surfaces and for various applications.

Considerations:

Professional application:  While DIY application is possible, some regions may require a licensed professional for waterproofing work, especially in NSW and Queensland.
Proper surface preparation:  Proper cleaning and preparation of the surface is crucial for effective waterproofing.
Application rate:  The recommended application rate may vary, and multiple coats might be needed to achieve the desired thickness.
Longevity:  Like any waterproofing system, its effectiveness can be affected by wear and tear, and it may need maintenance over time.

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[Jeremy_167]

If the waterproofing is original, the OC is probably responsible, but only for fixing what’s broken. If it requires pulling out the bathroom, they’ll pay for like-for-like replacements, not upgrades.

Before ripping the whole thing out, look into spray-on waterproofing. Might save time, money, and drama.

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