Maintenance: Plumbing – Water Supply
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In this chapter we explain some plumbing terms in relation to water supply, along with associated common problems. We also look at preventative maintenance.
Legislation – Strata Titles Act
Click on Legislation above, to view community title legislation and hints.
Legislation – Community Titles Act
Click on Legislation above, to view community title legislation and hints.
The Corporation is responsible for
- water pipes until they only serve a single unit as illustrated below.
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The pipes shown in red are the owner’s responsibility to maintain. |
Plumbing for a your group consists of two distinct systems: supply (bringing fresh water in) and drainage, taking wastewater out. The pipes in black are drains. The vent pipes allow the drains to breathe consequently preventing siphoning of trap water such as in toilets.
The diagram below illustrates the plumbing in a typical bathroom.
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The common water supply meter is usually located just inside the property boundary. The photograph below shows a typical installation. Sometimes the meter is under a metal cover in the pavement on the street.
Some groups have an SA Water meter for each unit. The photograph below shows a typical installation.
Some groups have a private water meter for each unit. The photograph below shows an in ground meter serving one unit.
Common Problems
- Old galvanised pipe leaking underground
- Toilets running continuously
The following pictures illustrate some of the common problems with the water supply, putting the buildings at risk and wasting valuable water.
The above photographs illustrate the problem of rusting galvanised water pipe.
A leaking pipe can lead to soil heave or subsidence, resulting in substantial movement in the buildings, along with excess water charges.
Hint
Check your Corporation’s water use bill for any jumps in water consumption. Contact SA Water if you need help. SA Water website
Best Practice
Have a licenced plumber check for leaks and galvanised pipe.
Ensure that all galvanised water pipes are replaced as soon as possible.
Private water meters
Whilst many new groups have a meter for each unit the vast majority have one water meter.
Since 1995 the SA Government has been charging all unit groups for every drop of water used. This replaced the allowance system in which most Corporations paid no water use bill at all.
The new system gives unit groups a choice (SA Water Form) of either having the Corporation pay the bill or dividing it amongst the owners and billing them directly.
With a substantial rise in the cost of water some groups see the user pays system as more equitable, and are installing private water meters for each unit. The photo below shows such an installation.
Private water meter reading
Once meters are installed they need to be read. A trusted member of your group could do this or you could employ a professional meter reader. The reading needs to be done at the time the SA Water bill is received. The
Hint
Water meters can “under read” over time. This is especially true of cheaper private meters. Keep an eye on the difference between the SA Water bill and the sum of all the private water meter readings, along with any significant drops in unit household consumption.
Best Practice
For meter reading and billing have a professional meter reader undertake the work and bill owners directly.
Tools
The following tools may assist in the maintenance of your water supply.
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What to do in the case of a broken pipe |
Private Water Meters
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Water billing arrangement form |
Strata Titles Act (plan number less than 20,000)
Plumbing & other Services:
Section 5 part 6 of the Strata Titles Act goes on to spell out other structures and services that are the Strata Corporation’s responsibility to maintain. Section 25 explains the Corporations responsibility to maintain the services.
Section 5: Boundaries
(6) The common property comprises:
(b) any pipe, cable, wire, duct or drain that is not for the exclusive use of a unit;
Section 25. The functions of the strata corporation are as follows:
(a) to administer and maintain the common property for the benefit of the unit holders and, to such extent as may be appropriate, other members of the strata community; and
(b) to administer all other property of the corporation
What does this mean?
Services that do not serve a single unit, are the Corporation’s common property. This includes the common water supply, stormwater drainage and sewerage disposal.
Hint
Ask yourself the question: If the supply or drain was terminated at any point would it effect more than one unit. If so it is common property.
Community Titles Act
Plumbing & other Services:
Section 28 of the Community Titles Act spells out structures and services that are the Community Corporation’s responsibility to maintain. Section 75 explains the Corporation’s responsibility to maintain the services.
Section 28—Common property
(1) The common property created by a community plan comprises:
(b) the service infrastructure (except for any part of the service infrastructure that is vested in a Minister of the Crown or other authority or person and the parts of the service infrastructure that provide a service to only one lot)
Section 75—Functions and powers of corporations
(1) The functions of a corporation are
(a) to administer, manage and control the common property for the benefit of the owners of the community lots; and
(b) to maintain the common property and the property of the corporation in good order and condition
What does this mean?
Services serving more than one lot, are the Corporation’s common property. This includes the common water supply, stormwater drainage and sewerage disposal.
The Corporation is responsible for water pipes and sewers until they only serve a single unit.
Hint
Ask yourself the question: If the supply or drain was terminated at any point would it effect more than one unit. If so it is common property.
