Leak Detection in Broadbeach

The first thing to accept on a strata leak is that water does not appear where it started. It tracks along slab falls, down conduits and behind wall linings, so the stain on your ceiling is very often not directly below the source. We do not assume the unit above is responsible until the testing says so, and we say that up front because it saves a lot of unnecessary neighbour friction.

How we work it:

1. Map the damage first. Moisture meters read through plaster and concrete to show how far the water has spread and where the readings peak. The peak is the best pointer to the entry point, and the map itself becomes evidence later.
2. Test the suspect lot fixture by fixture. With access arranged, we run each fixture in isolation and watch the readings below. Shower on, everything else off. Then the bath, the basin waste, the toilet, the laundry, the dishwasher, the balcony drain. Timing is the whole game. A supply pipe leak runs constantly whether anyone is home or not. A waste or waterproofing leak only shows after that fixture is used.
3. Separate a pipe failure from a waterproofing failure. This is the finding that decides who pays. Perished shower tray membranes and failed hob junctions in older towers present exactly like a plumbing leak from the unit below, but they are not one. Waterproofing is separately licensed work and the fix is a bathroom job, not a pipe job. We would rather tell you that on day one than repair a pipe that was never the problem.
4. Rule the risers in or out. Where the pattern crosses multiple lots vertically or shows up in common corridors and duct cupboards, it points at shared cold water mains, hot water reticulation or the sewer stack, which is a body corporate matter rather than a lot owner one.

The lot versus common property line. The general principle in Queensland is that pipework serving only your lot is your responsibility, and infrastructure serving more than one lot is usually common property. The exact boundary depends on your scheme's plan and by-laws, and it is genuinely not a plumber's call to make. Our job is to establish the physical facts. Your body corporate manager, and where it gets contested a strata lawyer, applies those facts to the scheme. What we hand them is a written report with photos, moisture readings, what was tested, what was excluded and why, and where the water is entering. That report is usually what ends the argument.

Access is the slow part, not the detection. Testing properly in a tower usually means getting into the affected lot, the lot above, sometimes the one above that, and the riser cupboard. That has to be coordinated through the building manager or body corporate, and in a building with holiday letting or absentee owners it can take longer to book than the work takes to do. Ring the building manager as soon as you see the stain and run that in parallel with booking us. We are QBCC licensed for plumbing (licence 15243081) and repair the plumbing side ourselves once responsibility is clear.

Non-invasive leak detection is $200 to $500 or more, and apartment work tends to sit in the upper part of that range. Not because a unit has more pipe than a house, it has less, but because the job is testing across more than one lot, working around access windows and producing documentation that has to hold up in front of a body corporate committee and an insurer. Multi-lot testing takes a session, not a quick visit.

Repairs are quoted separately once the source is confirmed, and the cheapest outcome is often no plumbing repair at all because the finding is a waterproofing failure that belongs to a different trade. If the source turns out to be a shared riser, stack or centralised hot water plant, that scope belongs to the body corporate rather than to you. If water is actively running into another lot after hours, attendance is charged at the after-hours rate plus the work, quoted on the phone before we leave.