- This topic has 7 replies, 6 voices, and was last updated 7 months, 4 weeks ago by .
-
Topic
-
I am not sure whether this is the correct sub-forum to post this in, but here goes …
I live in a block of 12 Units and, for the last year or so, there has been intermittent water hammer heard loudly in my unit … it is not caused by anything *in* my unit and, recently, it has become so annoying (all hours of the day and night) that I complained to the Strata Manager.
He initially said that it was a common property issue and had a Plumber come out and investigate the cause … the noise sounds down through pipes in a wall conduit in the laundry and, as I am the bottom flat with two above, he investigated the top flat.
Needless to say, whatever the Pumber did did *not* solve the problem … and I complained again, to be told that *I* now had to track down the actual source. So I did, I got the owners of the two units above to turn on each tap in their unit so I could listen below. All of their taps caused water hammer clearly and noisily audible in my unit.
So I contacted the Strata Agent again and, suddenly, ‘oh no, that’s not Strata responsibility, each Unit owner is responsible for fixing their own taps!’
As I pointed out, this was unhelpful as this would involve THEM paying out money to solve a problem of mine, but for which THEY get no benefit at all.
‘Contact Fair Trading if they don’t do it’ was the response.
It seems to me that the pipes in the conduit are the problem and the taps in the units are the mere triggers, but it may well be that the Strata Agent is correct … are they?
Is there any other option but going to Fair Trading? I had a vague idea that this sort of noise nuisance was part of an assumed automatic By Law and that a ‘Notice to Comply’ might be an intermediate step?
(FWIW the block is pre-1980 and probably late 1970’s and is in Sydney, NSW)
Any suggestions or information would be appreciated.
Phil
-
Replies
-
The water system is common property up to the point where the pipes emerge from the wall.
Water hammer is most often a problem with the system, not the taps. The taps may trigger the problem but they are not usually the cause.
The Owners Corp is required by law to maintain and repair common property. With that in mind, it is the OC that you should be thinking of taking to NCAT, not individual owners.
Not all plumbers will be able to identify and cure the problem – you (or more accurately, the OC) need to hire someone who understands the issue in apartment blocks and knows how to fix it. Google “water hammer fix” to see who’s around.
As stated before, this is most likely a common property issue and if the strata manager is reluctant to pursue it on the scheme’s behalf, you have to ask why you are paying them their fees.
Have a look at this page (not necessarily an endorsement of the company listed here – just a good explanation)
The opinions offered in these Forum posts and replies are not intended to be taken as legal advice. Readers with serious issues should consult experienced strata lawyers.
I’ve noticed a connection that as the few units around me have recently renovated their bathrooms and kitchens that water hammer has definitely started to be noticeable.
I’m sure old pipes touched by new plumbers and new fittings throws things out of sync to how ever they were before. Consequently when someone advises they are about to start their renos it is worth mentioning it to the committee and the owners and the tradies how things are before, and what you will expect them to do should things change thereafter they do their handiwork.
It can be an expensive correction if they need go back and remove tiling to access the pipework so remind them of that before they get busy.
I live in an 18 unit building that is 20 years old. We started having water hammer issues about 10 years ago. One of the tenants was a plumber and he told us that the issue was often solved by turning OFF the water taps to front loader washing machines when you are not using them. To our surprise it works. We still have a little water hammer but it is nowhere like it was. When we get new people in the block we tell them to turn their taps off. Some don’t believe us but after a bit of noise they do!
Apparently the solenoids that are used to turn the water on and off in front loaders compress and expand unless they are isolated from the water system by being turned off. It is worse in units designed in the days when most people had top loaders like ours was.
I would ask your neighbours to give it a try. It is cheaper than a plumbing investigation!
Unfortunately that doesn’t appear to be the case in my 30 year old building. I have a front loader and turn the taps off each and every time, but there is still a lot of hammering. I think whilst I was interstate some of the new owners did renovate bathrooms and kitchens so I guess it’s now too late 🙁
Hey Phil. Not sure if you still frequent this forum but what was the outcome of the issue in the end for you?
- You must be logged in to reply to this topic.