Some maintenance responsibilities are straightforward, but others, like balcony leaks, can fall into a grey area. Is it the owner’s problem? Or the Owners Corporation? The answer isn’t always obvious.
At Above OCM, we’ve handled countless balcony leaks across our Melbourne-managed properties. In this article, we explain how to assess responsibility and the steps to take if you’re dealing with a leak.
What causes balcony leaks?
Leaks can be caused by anything from weather damage to poor construction, blocked gutters, or failed waterproofing. Determining the cause will usually help you determine your next steps and who should take responsibility for repairs.
Leaks tend to be the result of:
Incorrect Drainage
Improper drainage is one of the leading causes of balcony leaks. This usually stems back to the original construction methods. Most balconies require a minimal slope to aid water drainage without being too noticeable for day-to-day use. Without an adequate slope, water can pool and lead to leaks.
Incorrect Installation of Membranes
A balcony membrane is a waterproof barrier that prevents water from seeping into the structure beneath. It can serve as the main walking surface or be covered with concrete pavers, timber decking, or a concrete overlay. Incorrectly installed, low-quality, or faulty membranes can lead to ‘ponding’, where water pools between the membrane and balcony tiles, leading to leaks.
Natural Building Movement
It’s common for some buildings to naturally shift or move over time due to weather conditions, soil changes in the foundations, and even earthquakes (rare in Melbourne, but they do occur). Over long periods, these subtle movements can lead to cracks or damage in the infrastructure of balconies, resulting in leaks.
What are some warning signs of potential balcony leaks?
Ideally, you want to be able to spot balcony leaks before they become a significant problem. Early signs that a small leak could lead to a bigger issue can be easily overlooked, but knowing what to look for can save you time (and money) in the long term.
Signs of a potential balcony leak issue include:
- Water stains: Stains, discolouration or damp spots (no matter how small) can be early signs of drainage issues that can lead to more substantial leaks.
- Signs of mould or mildew: Especially if it returns after repeated cleaning and treatment. If the mould or mildew isn’t immediately visible, it could also be accompanied by a musty, damp smell.
- Loose tiles, peeling paint, or swollen timber: Trapped water that gets in between other materials, such as the grout between tiles, can lead to further deterioration and are generally signs of a persistent leak.
- Poor drainage: This is especially problematic if you notice water pooling in larger quantities, as this indicates a drainage issue that can lead to a more significant leak.
Who is responsible for balcony repairs following a leak?
Responsibility for balcony leak repairs can vary depending on what caused the leak and where the leak and/or damage is situated. Each state in Australia also has legislation around repairs, including what the Owners Corporation takes responsibility for.
First things first, you need to check the subdivision plan. The type of subdivision boundary (external, internal, or shared) influences who must maintain and repair balcony structures. Boundaries determine whether balcony elements are part of common property or within a private lot.
It’s worth checking specific state legislation, but in general in Melbourne the following applies:
Lot owner responsibilities
Owners are generally responsible for balconies that are part of their lot’s external boundary. They need to maintain their lot, including balcony maintenance and repairs. Where a balcony sits on a shared boundary (for example, between two lots or between a lot and common property), responsibility may be shared with either the adjacent lot owner or the Owners Corporation.
Owners corporation responsibilities
Balconies located on interior-facing boundaries (adjoining internal common property) are usually the responsibility of the Owner Corporation. For shared boundaries between common property and a lot, the responsibility for maintenance may be shared between the owner corporation and the individual owner.
How to prevent future balcony leaks
Many causes of balcony leaks aren’t obvious until they become more prominent. That’s why looking out for early signs of potential damage and staying on top of maintenance is vital to prevent a leak from becoming a more serious issue.
At Above OCM, our team is experienced in knowing what to look out for, offering guidance on who needs to take responsibility, and acting quickly to address concerns.
We check our managed properties every two months and are highly responsive to any issues we notice, so you can rest assured that we’ll ensure leaks are dealt with effectively and efficiently.
Contact us today if you’re looking for a more efficient owners corporation management.
