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  • 2 Post By GreenCatalonia
  • 1 Post By stanleyliving

External wall water leak into apartment

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  1. #1

    Join Date
    Jul 2015
    Posts
    1

    External wall water leak into apartment

    Hi all

    I suspect that the external wall outside one of my rooms is allowing some water to leak into my room, as the paint is bubbling up after heavy rain.

    We tried to fix it before thru a handyman, but it was not effective. The leak continues and the paint bubbling is getting worse. It also doesnt seem like an easy job for a handy man to fix.

    As the room is actually our childs room, we need to get to the bottom of the problem.

    I recall reading that the external wall is actually the building managements problem. Is there anything we can do to get building management to fix it on their end? Send an angry letter to building management? Ask Buildings Dept to investigate?

    We own the flat so we dont want any negative repercussions...

    alternatively if anyone has good recommendations for a handyman contractor who can fix this leakage issue that would be great!

    thanks


  2. #2

    Join Date
    Dec 2014
    Location
    Hong Kong
    Posts
    214

    Simply call the management office to ask them to investigate - if it is the external wall, they would fix it.

    Quote Originally Posted by billyb
    Hi all

    I suspect that the external wall outside one of my rooms is allowing some water to leak into my room, as the paint is bubbling up after heavy rain.

    We tried to fix it before thru a handyman, but it was not effective. The leak continues and the paint bubbling is getting worse. It also doesnt seem like an easy job for a handy man to fix.

    As the room is actually our childs room, we need to get to the bottom of the problem.

    I recall reading that the external wall is actually the building managements problem. Is there anything we can do to get building management to fix it on their end? Send an angry letter to building management? Ask Buildings Dept to investigate?

    We own the flat so we dont want any negative repercussions...

    alternatively if anyone has good recommendations for a handyman contractor who can fix this leakage issue that would be great!

    thanks

  3. #3

    Join Date
    Mar 2009
    Posts
    873
    Yes, I agree that it is the responsibility of the management.

    But they can take ages to fix the problem.

    It's the same old tale, "Can't deal with it in the rain", but in sunny weather they can't find the source of the problem !!

    It took weeks to get our management office to sort out the water leakage in our master bedroom's bathroom.

    But when they finally fronted up, their contractor sealed the crack in the wall above the ceiling tiles, and now we don't have that problem any more - no more puddles on the floor to mop up !

    You can expect it will take ages to get it fixed, especially if access to an OUTER wall is required, BUT it IS the management company's responsibility to maintain - at THEIR expense - the outer wall and other areas that they are also responsible for.



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  4. #4

    Join Date
    Aug 2010
    Posts
    91

    The external walls are the responsibility of the Owners Incorporated. The Management Office is usually employed by the Owners Incorporated and tasked by the latter to look after (including maintenance of) the building/buildings. Individual owners should not attempt to tamper with external walls.

    I have had a similar problem in two of my rental properties before. In each case, I took photos and attached them to an email to the Management Office. I also called the Management Office and requested they come inspect the problem. They took their own photos. As Green Catalonia says, it takes ages to get the problem fixed. In one of the properties, the Management initially got a "specialist" to inject water-proofing material into the walls from within the property. This worked for about a year before the same problem arose again. They finally decided to tackle the problem from the exterior by erecting scaffolding, exposing the cracks and filling them in before plastering and repainting the exterior wall. This, in my view, is the only thorough method to solve the problem.

    These sort of matters usually take a long time and involve a lot of to-ing and fro-ing of emails and phone calls. Bear in mind that the Management Office will have to report the matter to the Owners Incorporated (OI) - usually when they next meet (which can be in a couple of months time) - to see what the OI decide and to ultimately get the green light for funds for any remedial action. They probably also need to invite tenders for the job and this also takes time. You need to convince the Management Office that the leakage is indeed caused by a crack in the outer wall and to bring them on side as to how best tackle the problem (try to convince them that tackling the leakage from outside is a more thorough and longer lasting approach).

    LiDaifu likes this.