A pipe fails in the roof space, water comes through the ceiling of your Richmond apartment, and the first question isn’t how to fix it. It’s who pays. Owners, tenants and committee members get stuck here all the time, because the answer depends on exactly what broke and where it sits in the building.
Richmond makes it trickier than most suburbs. Victorian terraces split into units, converted warehouses and newer apartment blocks all share the same streets, and each handles shared systems differently. This guide explains how responsibility usually works under Victoria’s owners corporation rules, so you know where to start when something goes wrong, and when to bring in property maintenance services in Richmond.
Start with the plan of subdivision
Every owners corporation in Victoria is built around a plan of subdivision. It shows which parts of the building are your lot and which are common property. That plan, not a guess or something a neighbour told you, settles most disputes.
In general, common property is anything shared: the roof, external walls, structural elements, stairwells and hallways, lifts, shared driveways and gardens, and the main pipes and cabling that serve more than one lot. Your lot is usually the space inside your own boundaries, including internal fixtures and finishes. But boundaries vary. In some buildings, windows, balcony doors or even floor and ceiling slabs are treated differently. Before you assume anything, get a copy of the plan and the owners corporation rules.
Who usually pays for what
As a general guide:
- The owners corporation (funded by levies from all lot owners) usually covers the roof, external walls and façade, structural defects, shared plumbing and electrical, lifts, common-area fire safety equipment, and shared driveways and gardens.
- The lot owner usually covers internal paint and finishes, fixtures and appliances, taps and pipes that serve only their lot, the hot water system inside the lot, and internal doors and cabinetry.
- A tenant is generally responsible for damage they cause beyond normal wear, plus small items set out in the lease. Urgent repairs still need to be arranged by the landlord or agent.
These are general rules, not guarantees. Your plan and rules always come first.
The tricky one: water damage from somewhere else
The most disputed case is a leak that starts in one place and damages another. If water from a failed roof or shared pipe damages the inside of your lot, the owners corporation may be responsible for fixing the source, and possibly for the damage if it didn’t maintain the common property properly. If the leak comes from a neighbour’s lot, such as a split washing machine hose upstairs, it’s usually a matter between the two lot owners and their insurers.
Check which policies apply, too. The owners corporation’s building insurance and your own contents or landlord insurance often cover different things.
Whatever the cause, document it from day one: photos, dates, who you told, and any quotes. Stop the source if you can do it safely, and notify the owners corporation manager in writing.
Older Richmond buildings add extra layers
Many Richmond buildings were never designed to be divided into several lots. Terraces cut into units, brick warehouses with converted lofts and ageing shared plumbing mean problems tend to show up in common systems first.
Heritage overlays can also affect external works, so even a straightforward repair to a façade or roof may need approval from Yarra City Council before it starts. Ask before you book the work, not after.
What to do when something breaks
- Make it safe. Isolate water or power if you can do so safely, and call emergency services for serious hazards.
- Check the plan and rules to see whether the problem sits in your lot or in common property.
- Notify in writing. Email the owners corporation manager, and your agent if you rent, with photos attached.
- Get a quote from a licensed contractor who can also explain the cause.
- Keep every record. Invoices, emails and inspection reports matter for insurance and any later dispute.
Planned maintenance prevents most of these arguments
Most disputes start because a small problem sat until it became a big one. A maintenance plan, regular inspections of the roof, gutters, shared plumbing and fire safety, and a healthy maintenance fund make repairs predictable instead of urgent. Many owners corporations are expected to keep a maintenance plan for common property, so ask your manager whether one exists and when it was last updated.
Property maintenance services in Richmond that include scheduled inspections can spot ageing pipes, failing flashing and early damp, when the fix is smaller, and the cost is easier to share fairly.
When to get help
If you’re not sure whether a problem belongs to you or to the building, a qualified maintenance team can inspect it, find the cause and give you a written report to share with your owners corporation manager. SBS Australia provides property maintenance services in Richmond for owners, landlords and body corporates, covering plumbing, electrical, painting and building repairs.
This article is general information, not legal advice. For disputes, check Consumer Affairs Victoria or speak to a solicitor. If something in your building needs looking at, you can contact SBS Australia to talk through the next step.