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We have a Sydney building which is generally without air-conditioning. A few years ago, the then owner of one of our units installed split-system airconditioning. He was a qualified electrician and did a neat job however he’s gone. He didn’t seek approval from the OC. We don’t know how he intended to drain the condensate.
The current owner found that the AC needed work and engaged a technician. However, we’ve got a brand-new water penetration problem which is probably due to condensate from the indoor unit being discharged into the wall cavity.
I suppose the best approach would be to write to the new owner, drawing his attention to the problem and saying we think it is due to his airconditioning unit which was installed without permission and without showing any plans to the OC. We point out that the OC is required to investigate the cause of the trouble but is not responsible for the cost of any repairs. We could add that we’d like to have detailed plans of his unit so we could consider whether to allow its continued operation.
Any better ideas, please? We need to look conciliatory but to keep options open for NCAT action.
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Your plan seems OK.
I suggest that you bring in an a/c installer and get them to take a look at what remedies are available to properly drain the unit, and after the assessment I would ask that the a/c professional writes a report including photographs etc. If you end up taking this to NCAT then you will need to also submit this professional report.
Is the OC OK with the location of the exterior unit? Is it located on a common property wall or within the owner’s own Lot? Did the pipe work need to go through a common property wall, or a window? Is the issue only with the drainage? What do your by-laws say about a/c units? Is the a/c in breach of the ‘appearance of a Lot’ by-laws?
Your OC’s future actions depend on the answers to the questions in the above paragraph.
Below is an article on the correct drainage requirements for an a/c. Although it is a Victorian article the plumbing requirements should apply Australia wide:
NB: I have had a blocked a/c drainage pipe which was caused by mud dauber wasps building a mud nest in the outlet. It was an easy fix with a metal skewer used to dig out the wasp and some fly wire taped to the end of the pipe to keep the wasps out!! Perhaps the new owner’s a/c leaking problems may also have an easy fix.
In NSW, there are regulations and most councils have the same or similar rules re how and where units can be installed. If you do an internet search on aircon installation rules, you will find most aircon suppliers have published guides. here is a link to one https://www.jaicrest.com.au/tipsandhints/airconditioning-noise
This might help also.
If the unit is draining into common property it is highly likely the installation affects common property, and to that extent is the responsibility of the OC.
One option is to tell the owner the OC can remove the unit, and use that as a bargaining chip.
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