Urgent and non-urgent roof leaks
An article about water ingress within strata titled properties
Summary
During the winter, cold fronts can cause very heavy downpours where a high volume of water can fall in a very short space of time. These deluges can cause gutters/downpipes/storm-water drains etc to become inundated and not function the way that they were intended resulting in leaks and flooding.
Urgent?
If there is water penetration into the unit either from a plumbing failure or during a storm event, addressing the cause and limiting further damage is not only time-critical but a necessary requirement of all insurers.
If during a storm, you have sustained serious roof damage, you may need to call the SES (132 500) to tarp any openings. These types of repairs are a temporary measure designed to limit further damage until repairs can be made.
If there is a cracked tile or other issue causing water to leak into the property, protect belongings and try to confine the water leak using buckets, etc. If it is a strata matter, we will arrange for a roofing specialist to attend the site as soon as possible.
Non-urgent?
Non-urgent refers to repairs that can wait. There is no further damage to property occurring due to the leak, or it can be managed until such a time that repairs can be carried out safely. We encourage Strata Company's to have roof works carried out during spring and summer when roofing contractors are not as busy.
Getting contractors on site
After a storm and period of heavy rain, getting contractors to carry out repairs, is difficult due to the high demand for their services. To carry out roof repairs and ensure their safety, they can only schedule works when there is a window of fine weather. Contractors frequently refuse work orders when they have a high number of jobs and this makes it difficult to find contractors who are available to carry out roof repairs. Roofing is a trade where there are no licensing requirements, but we can only work with contractors who are experienced and have the correct insurance.
Know your lot boundaries "Is it strata?"
If you notice water leaking into the building, knowing if it is a strata issue (all owners) or if it is a lot owner's responsibility to resolve, is critical. In a "built strata", where ownership is limited to the internal airspace, any building-related issues will be the responsibility of the Strata Company (all owners). In this case, contact your Strata Council or your Strata Management Company.
If the property is a survey-strata, then the lot owner will be responsible for repairing any water ingress damage to the unit as well as any storm-water drains and soakwells which fall within the lot boundary.
There are other schemes where boundaries are less clear-cut.
Example 1. Lot owners may own to the external wall/roof surface, but not the area surrounding their unit. In this case, a stormwater drain outside the unit would be strata, but a broken roof tile above the unit will be the lot owner's responsibility.
Example 2. Lot owners have a part lot external courtyard area adjoining the unit. The lot owner may be responsible for a soakwell within the part lot courtyard, but the downpipes/guttering could be strata.
It is important that you know the boundaries for your lot. For any water leak / flooding-related issues, this will enable you to make contact with the right person as soon as possible. If in doubt, please contact us and we will check the boundaries for you.
Insurance
An excess will apply to any insurance claim event. The standard excess on most policies is $1,000 although many schemes have an additional excess payable for water ingress claims.
A note about insurance and water damage to carpets
Carpets within the lot are not covered on strata insurance policies. In an event where the cause of the leak is a strata-related issue (e.g. a leak through a roof, which is common property), the resultant damage to the unit e.g. water staining on a ceiling may be covered by the insurance, but this will not extend to carpets. Carpets are considered as contents.
Owners are wholly responsible for maintaining their own insurance policies to cover damage to their contents. Where the property is rented, this may just be carpets, window treatments, etc. Tenants are likewise responsible for insuring their own contents.