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Topic
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In Sep this year, a ground floor unit required rectification due to water leaking from the shower in the unit directly above. This involved
- “accessing & inspecting” offending unit
- “re-grouting grout missing from common wall and shower recess floor
- cleaning up
The body corporate has been billed for this.
NOW, the tradesman employed to carry out the work repaired the same shower recess in 2011 and argues that-
- grout deteriorates for a number of reasons
- using bleach products erodes it
- water from showering or leaking taps will also break down grout.
- It would be difficult to warrant a grouting job (of nearly 3 years ago) with no control over the maintenance of cleaning in a bathroom
We are talking about a 2 bedroom unit here, which has only been occupied by a couple with 2 infants, and more recently, a family of 3 adults.
I’d like another opinion on this. Who to approach?
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Replies
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Who authorized the repairs and instructed the plumber?
Any spending needs to be authorized by a vote of the EC at the very least.
If the leak was caused by improper cleaning then it is the owners / tenants responsibility.
The OP could ask for the Strata insurance to pay for the repairs to their lot as they were the innocent party.
It seems to me that there may not have been adequate investigation.
Even with a waterproofing additive I would not rely solely on grouting (or regrouting) as a satisfactory preventative measure where there are water penetration issues.
Water penetration of the unit below could be due to:-
1. Leaking pipes (water supply &/or drainage),
2. Failed waterproof membrane (improperly applied or damaged)
Prior to tiling there should be a properly designed & applied code compliant waterproofing system forming a continuous membrane applied to the floor & walls of not only the shower recess (including any hobs, dips or recesses) but also the entire bathroom / en-suite floor. While wall areas (other than the shower 1800mm +) are only required to have waterproofing to a relatively small height adjacent to the floor and other horizontal surfaces, it is generally best to waterproof to a greater height, such as door height, because some occupants can splash water all over the place.
Any pipes or wastes penetrating the membrane must also be properly waterproofed at the junctions where they penetrate the membrane.
While there are some products (eg. a particular paving sealer which I probably shouldn’t name) which can do a reasonable job of waterproofing wet areas when applied as per manufacturers recommendations to the tiled surface this is not the best approach.
I suggest that the problem be properly investigated before acting.
Further to my previous post on this matter it would be useful to know the following:-
1. When was the building built?
- If construction was completed less than 7 years* prior to the 2011 repair works, then the Owners Corporation (OC) should have required that the original builder effect any necessary repairs in 2011. Were the 2011 repairs of this nature?
- If the 7 year warranty period has lapsed between 2011 & now and the plumber was carrying out repairs on behalf of the original builder I would recommend checking with OFT where the responsibilities sit.
- If construction was completed more than 7 years* prior to the discovery & reporting of the defects which resulted in the need to carry out the 2011 repair works, then the original builder cannot be held responsible. However, the plumbing contractor is responsible for his work for 7 years* from the date he carried out the repair works, that is until 2018.
2. What was the full extent of damage due to the leak in 2011?
3. What is the full extent of damage due to the leak in 2014?
Inspection for moisture penetration should include all adjacent surfaces in the unit with the leak & in adjoining units on the same level (walls & floors – including inside built-in wardrobes & the like). On the level below ceilings & walls (including inside built-in wardrobes & the like) should be inspected.
* Important Note:
In NSW for building works completed prior to February 2012 a 7 year warranty on all residential building works applies. After this date the warranty period has been broken into 6 years for structural & 2 years for non-structural. This was to bring the warranty period into line with Home Owners Warranty Insurance (HOWI). In my opinion it would have made far more sense to bring the HOWI into line with the 7 year statutory warranty – however that was not to be. In my opinion the current warranty periods are woefully inadequate and will result in a diminution in the quality of the built environment (already quite low in many cases).
The information provided here is based upon the building being in NSW.
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