Strata Plumbing in Banora Point

The common driveway is the whole story in a townhouse complex. The shared sewer line, and often the stormwater, run beneath it, with branch connections coming in from each lot. Established suburbs mean established trees, and tree roots find their way into any joint that leaks a little. Older schemes with vitrified clay or early PVC drainage are the ones getting the calls.

How a root intrusion problem actually presents in a complex:

1. One lot, usually the one furthest down the line, starts getting slow drains and gurgling.
2. It gets rodded, clears, and everyone forgets about it for six or nine months.
3. It comes back, and this time a second lot is affected too.
4. Eventually it surcharges at a gully or a ground-floor fixture, usually at the worst possible time.

Clearing it with a machine at $250-400 is treating the symptom. The roots grow back to the same crack in the same joint. The decision the committee actually needs to make comes after a CCTV inspection at $200-350, or CCTV with jetting and a written report at $500-900, which shows what the pipe condition is and whether this is one bad joint or a tired line.

Why relining is usually the answer under a driveway. Open-cut on a common driveway means saw-cutting concrete, excavating, repairing, backfilling, compacting and then reinstating the surface so it matches, plus the disruption of blocking vehicle access for lots that have nowhere else to park. No-dig relining at $400-600 or more per linear metre installed puts a jointless, root-proof liner inside the existing pipe with the driveway untouched. On a decent length of shared line the no-dig number often lands under the open-cut number once reinstatement is honestly costed.

Ageing common hot water plant. Some larger inland complexes run centralised hot water for the scheme, and when that plant reaches end of life it becomes a significant sinking fund event rather than a maintenance item. Replacement paths are gas storage at $1,800-3,200, gas continuous flow at $1,900-3,500, heat pump at $2,500-4,500 after STC rebates, or electric storage at $1,300-2,400 per unit installed, and a plant serving many lots is sized and configured from those building blocks. The point for a committee is that this is forecastable. A condition report gives you years of warning instead of an emergency.

Working with professional strata managers. Larger schemes want a scope that can be sent to more than one contractor and compared like for like, a work order reference on the invoice, current licence and insurance certificates on file, and reporting they can attach to a committee paper without rewriting it. That is how we quote here, fixed price, full scope, valid for 30 days, with genuine options where genuine options exist.

Townhouse and villa complexes are the most predictable strata pricing on the Coast because the work is repeatable and the access is straightforward. The variables are line length and whether concrete has to come up.

• Blocked drain, machine clearance: $250-400, symptom relief only where roots are the cause
• CCTV inspection only: $200-350
• CCTV, jetting and written report: $500-900
• Pipe relining, no-dig: $400-600 or more per linear metre installed
• Common hot water plant replacement, per unit installed: gas storage $1,800-3,200, gas continuous flow $1,900-3,500, heat pump $2,500-4,500 after STC rebates, electric storage $1,300-2,400
• Burst pipe repair, accessible: $250-650 plus parts, under a slab $1,500-4,000 or more
• After-hours emergency attendance: the rate is quoted before we are dispatched, plus the repair work
• Backflow device testing and TMV servicing: quoted on inspection

Driveway reinstatement is the line item committees underestimate. We show it separately so the relining comparison is honest.