- 5.0 from 55 Google reviews
- NSW licence 475685C
- 24 hours, 7 days
Strata plumber for inner west apartment buildings
Clear Plumbing Solutions works with strata managers, building managers and committees across Marrickville, Leichhardt, Newtown and the inner west. We find where a leak is really coming from, fix it and send you the photos and a plain written report you can put in front of the committee. The invoice is addressed to the owners corporation so it goes straight into your system.
Who we work with
Strata managers
One call or email books the job. You get a written report with photos and an invoice addressed to the owners corporation with your work order number on it.
Building managers
We meet you on site, work around residents and leave plant rooms, risers and common areas clean.
Strata committees
We explain the fault in plain words, say whether it sits in common property or in a lot and give you options with prices before the work goes ahead.
Lot owners and tenants
If the fault is inside your unit we fix it for you. If it belongs to the building we tell you who to call and what to report.
Strata plumbing we handle
Plumbing in an apartment building is shared in ways a house never is. One blocked stack can back up into several units, a leak in a top-floor shower can show up three floors down and a single hot water plant can leave a whole building with cold showers. We look after the plumbing jobs strata buildings call about most:
- Leaks between units, traced to the source before anyone opens a ceiling
- Blocked drains, sewer lines and stormwater, with a camera inspection when the cause is not obvious and high-pressure jetting to clear them
- Hot water systems serving a single lot or a shared plant
- Burst pipes and failed stop valves in risers, plant rooms and car parks
- Leaking taps, toilets and showers inside lots, when the owner asks us in
- Gas fitting for cooktops and heaters, which is licensed gas work
- Water tanks and pumps where the building has them
See everything else we do on our plumbing services page.
How to book a strata job
Call 0452 397 044 for anything urgent. For everything else, email the work order to info@clearplumbingsolutions.com.au. To save a second call, include:
- The strata plan number and the building address
- The lot or common area affected, plus who reported it and how to reach them
- What has been reported, with photos if the resident sent any
- How we get in: building manager, lockbox, keys from your office or a resident letting us in
- Your work order number and the approval limit for the job
We confirm the booking with you, contact the resident to arrange access and let you know when the job is done. If the fix will cost more than the approval limit, we stop and send you a quote with photos before going further.
Attendance and out-of-hours
A burst pipe at 2am does not wait for the strata office to open. We answer 24 hours, 7 days and come out after hours for the faults that cannot wait, such as burst pipes, serious leaks into another lot, a blocked sewer and a building without water or hot water. Out-of-hours work is reported to you first thing the next morning so you are never the last to know.
For routine work we book a time with the resident and stick to it.
Photo reports you can take to the committee
Every strata job ends with a short report. It covers where the fault was and what caused it, what we did and anything that still needs attention, with photos of the fault and the finished repair. Where we used a drain camera we include stills from the footage.
The report also says whether the fault sat in common property or inside a lot, based on what we found on site. The final call on who pays belongs to the owners corporation under the strata plan and by-laws. A clear description of where the pipe runs and what it serves makes that call much easier.
Invoices addressed to the owners corporation
Strata invoices need to land in the right place the first time. Ours are addressed to the owners corporation of your strata plan, care of your strata management company, with the building address, the lot or area, your work order number and the report attached. If a repair turns out to be the lot owner's responsibility, we can invoice the owner instead once you confirm it.
Scheduled plumbing inspections for strata buildings
Most strata plumbing bills come from faults nobody saw coming. The NSW Government encourages schemes to use their capital works plan to set a detailed maintenance schedule. Plumbing belongs in it. A scheduled inspection checks the parts of the building most likely to fail, so the committee can budget for repairs before they turn into emergencies.
On an inspection we would look at:
- Tempering valves, which keep hot water at bathroom outlets at a safe temperature to prevent scalds. They wear out and need regular testing
- Hot water plant or individual lot systems, including relief valves, tanks and visible pipework
- Sewer and stormwater drains, with a camera on any line with a history of blockages
- Backflow prevention devices where the building has a testable device on its water or fire service connection
- Stop valves in risers and plant rooms, so each one closes when it is needed
- Visible pipes and joints in car parks, plant rooms and service cupboards
- Pumps and water tanks where the building has them
You get a written report with photos, sorted into what needs fixing now and what can be planned for, with prices so the committee can decide at its next meeting.
Backflow testing
Sydney Water makes property owners responsible for having the right backflow prevention device on their water connection and keeping it maintained. High and medium hazard devices must be tested by an accredited backflow plumber when they are installed and every year after that. The plumber then lodges the results with Sydney Water within 2 days of the test. Many buildings also have a device on the fire service connection.
Sydney Water, "Backflow prevention", read 31 October 2026.
Our guides to who pays for strata plumbing in NSW, water damage between units and tempering valves are coming soon.
Who is responsible for plumbing in a NSW strata building?
In NSW the owners corporation must maintain and repair common property while each lot owner looks after what sits inside their own lot. That rule comes from the Strata Schemes Management Act 2015. The NSW Government's strata repairs guide gives a typical split for plumbing:
| Usually the lot owner | Usually the owners corporation |
|---|---|
| Plumbing in internal walls | Plumbing in boundary walls and under the floor |
| Fixtures such as baths, toilets, sinks and showers | Water damage coming from common property |
| Water damage coming from inside the lot | Roof and gutters |
| Broken appliances | The concrete slab |
The exact line depends on the strata plan and the scheme's by-laws, so check those when a repair is close to the boundary. A pipe that serves more than one lot or runs through a boundary wall is usually common property. A leaking flexi hose under one owner's sink usually is not.
NSW Government, "Strata repairs and maintenance", updated 22 June 2026, read 31 October 2026.
What the law expects of the owners corporation
- Lot owners should report common property repairs to the strata manager or committee. Tenants report to their landlord or agent
- The owners corporation plans and pays for common property repairs, including defects
- Any scheme must get at least two independent quotes for work valued at $30,000 or more
- An owners corporation can ask for levies within 14 days to pay for emergency repairs to common property
- If a repair is not done, owners can raise a motion at a general meeting and then ask NSW Fair Trading for free mediation. Fair Trading can now issue compliance notices to owners corporations that do not meet their repair obligations
This is a short summary to help you get a repair moving. For your own building, the strata plan and by-laws have the final word.
When water comes through from the unit above
It usually starts with a resident who sees a stain on their ceiling or water running down a wall while nobody knows yet whose problem it is. The NSW Government's own example is a leak running down a wall from the bathroom of the unit upstairs.
We find the source first. That might mean testing the upstairs shower and waste, checking the pipes in the ceiling cavity or using a moisture meter on the walls. Once we know where the water is coming from, we tell you whether it looks like a fixture inside the lot above or a pipe or waterproofing problem in common property, so the right party can be asked to pay. Then we fix the plumbing side and leave the area dry and tidy.
Where we work
We are based at 3 Dickson St Haberfield and look after strata buildings across the inner west, including Marrickville, Leichhardt, Newtown, Annandale, Stanmore, Petersham, Dulwich Hill, Summer Hill, Ashfield, Five Dock, Haberfield and nearby suburbs. Most of the area is a short drive away, which matters when water is coming through a ceiling.
What our customers say
5.0 from 55 Google reviews
Ante OrloGoogle review
“My encounter with Clear Plumbing Solutions was excellent! The crew was very professional, showed up on time, and went over everything in detail before beginning the work. They promptly resolved our plumbing problem and left everything tidy. Fair prices and incredibly helpful service. Unquestionably a trustworthy business. I'll use them or recommend them again if I ever need plumbing services!”
Cooper HayesGoogle review
“The team at Clear Plumbing Solutions responded to my enquiry efficiently and effectively. Flynn was on the job straight away and provided me with a clear, fairly-priced quote before fixing my plumbing problem within minutes. Thanks Flynn for your professional approach. Should I need any plumbing help in the future, Flynn and the team at Clear Plumbing Solutions are my go to!”
Strata plumbing questions
What does a strata plumber do?
A strata plumber repairs and maintains the plumbing in apartment buildings, townhouse complexes and other strata schemes. The work covers shared drains, risers, hot water plants and leaks between units, plus the reporting and invoicing a strata manager needs to get repairs approved and paid by the owners corporation.
Who pays for a plumbing repair in strata?
The owners corporation pays for plumbing in common property, such as pipes in boundary walls and under the floor. Lot owners pay for plumbing in their internal walls and their own fixtures, such as toilets, sinks and showers. The strata plan and by-laws decide the cases in between.
Who pays when water leaks into my unit from upstairs?
It depends where the water is coming from. If it is a fixture inside the unit above, that owner is usually responsible. If it is common property such as a pipe in the slab or boundary wall, the owners corporation is. A plumber's report on the source is usually the first thing the strata manager needs.
Can I call a plumber myself for a strata leak?
For a fault inside your own unit, yes. For anything in common property, report it to your strata manager or committee first, because the owners corporation arranges and pays for those repairs. In an emergency, stop the water and call the strata manager's after-hours number if they have one.
How often should tempering valves be tested?
Each tempering valve has a service interval set by its manufacturer. A valve that is never tested can drift until the water at the shower runs too hot. A scheduled inspection checks them along with the rest of the building's hot water.
Do you send reports and photos after the job?
Yes. Every strata job ends with a written report and photos of the fault and the repair, addressed to the strata manager with the invoice.
Are you licensed?
Yes. Our NSW plumbing licence number is 475685C. You can check it on the NSW Government's licence check before you book us.
Have a strata job that needs a plumber?
Call us for anything urgent or email the work order and we will take it from there. Looking after rentals or a house? See our maintenance plumbing page.
- 24 hours, 7 days
- NSW licence 475685C
- info@clearplumbingsolutions.com.au