Upper-floor leakage/Inter-floor leakage is the second most popular complaint from homeowners In Singapore. The Straits Times reported that more than half of the complaints lodged with the Strata Title Board (STB) in the past three years and have constantly increased are related to water leakage from the upper unit. Ministry of National Development has written on strengthening capability and solutions to resolve persistent water seepage and leakage problems in HDB flats.
An inter-floor leakage from the upper floor occurs where there is evidence of dampness, moisture, or water penetration on the concrete ceiling. As the building age, the waterproofing membranes fail and water seepage occurs. However, the inter-floor leakage could also be caused by poor workmanship or failure to construct according to the approved plans and description by the relevant authorities.
Inter-floor leakage can be a nuisance and frustrate to homeowners who suffer and elevate the moisture in their units. Rectification measures can be an inconvenience, with not cooperative neighbours upstairs. The owner of the upper floor shall be responsible for said leakage in the presence of a leak on the flooring. Flat owners are responsible for the maintenance of the interior of their flats.
When the affected flat owner or management notices signs of dampness, moisture, and water penetration on the ceilings should be made to the upper floor owner to carry out a joint rectification to find out the cause of the leakage. Sharing articles on some common mistakes in waterproofing to raise awareness among flat owners.
The following factors could take into consideration for upper floor leakage:
- Water travels from top to bottom due to gravity
- Any defects in bathroom utilities
- Any defects due to wear and tear condition
If the affected owner/building management discovers that the leak utility does not come from the complainant which is the affected homeowner, the upstairs neighbour will have to engage a professional waterproofing contractor for a joint inspection. Water travels from top to bottom unless proven, otherwise, the upstairs owner shall be responsible for the repair.
In recent years, upper-floor leakage is common in Singapore, such as in apartments, condominiums, and HDB flats in relation to water leakage from one’s ceiling or inter-floor leaks due to waterproofing wear and tear.
These water leakage problems can be stressful, discomfort, inconvenience, and even cause high tension between the neighbours. Regarding who is responsible for the maintenance and repair of such water leakages.
Under the purview of the Ministry of National Development (MND) and administered by the Building and Construction Authority (BCA), the Strata Title Board (STB) under the S101(8) Act, the flat owner of the immediate unit on the upper floor bears the presumption for the water leakage unless one can prove the contrary.
Therefore, if there is an inter-floor or upper-floor leakage, both parties (the owners from the units of both upper and lower floors) are required to jointly carry out an investigation to establish the cause of the leak and proceed with repair works. Inclusive resolving the cost of repairs. Otherwise, the flat owner of the upper floor cannot claim that the leak did not originate from his unit or defect is not with their unit. Joint investigation of the defect to determine the cause of the water leakage, both parties ought to inform and involve in resolving the matter amicably.
In the event of a statement or any party is not satisfied with the decision made, the case may be referred to the STB.
For those in such a predicament, one may make an application to the Strata Titled Board (STB), which is made up of a panel of impartial members who are lawyers and experts in the building industry. The STB has the power to mediate between parties, hear the matter, and make decisions that are final and enforceable in the Strata Courts. Be aware that the judgment of the Tribunal is mandatory and if any parties abide by the decision, it is a criminal offense.
The Strata Title Board (STB)’s role is to mediate and hear applications involving unit owners and the Management Corporation of Strata-tiled properties (MCST) for condominiums. When disputes arise between unit owners on this, the matter then goes up to the STB. For more information, please refer to the “Strata Living in Singapore” guide by BCA. Otherwise, you may engage lawyers to handle the disputes.
Flat owners who are residing in HDB flats hold the same responsibility of maintaining and repairing water leakage for ceilings as those residing in condominiums. Upper floor leakage/Inter-floor leakage is water penetrating through joints or cracks in the upper floor mainly due to natural deterioration and wear and tear of the waterproofing membranes. HDB can provide technical advice to Town Councils on the root causes of leaks and appropriate repairs method. In such cases, the responsibility for repairs is shared jointly between the upper and lower-floor flat owners. HDB will assist in the investigations. HDB provides assistance to residents via the Goodwill Repair Assistance (GRA) Scheme, where HDB co-pays 50% of the repair cost, with the remaining 50% co-shared equally between the upper and lower floor flat owners.
Housing and Development (Amendment) Bill 2015 was introduced to empower and enable HDB to do more to help flat owners to resolve dispute issues who have encountered a non-co-operative owner of the upper carry to needs of investigations and repairs could approach HDB. The key features are to give HDB officers enhanced powers of carrying out the investigation to enter premises with a warranty. With such, the HDB could ensure that the lower floor that suffers from the ceiling leak could carry out repairs and ensure the repairs to the upper floor are done without delay. Flat owners who persistently refuse to carry out the repairs will obtain a court order. With the warrant, HDB could force entry into flat for leak investigation and carry out any urgent ceiling leak repair.
Cause of the leakage
- Poor maintenance. Leaking domestic pipes have been identified as one of the major contributors to inter-floor leakage. It happens with PVC pipes under high water pressure and dilapidated steel water pipes, which will degrade over time, rust and potentially form a blockage that makes the pipes corrode.
- Dampness and moisture derived from water due to condensation. This could be widespread in insulated copper pipes and condensate water pipes of air conditioner systems, especially in an enclosure room, condensation of air leakage when humid air encounters cold surfaces. Singapore has a high level of humidity that the water vapor is present in the atmosphere.
The impact of the upper floor/Inter-floor leakages includes biological contamination and accelerated degradation of building materials and structures. It has been scientifically proven by World Health Organisation (WHO) that dampness is associated with poor hygiene, indoor air quality, and infestation of mould.
The dampness triggers the germination and growth of microorganisms. When visible mould is spotted, remediation, and rectification should take place immediately for the health and well-being of the flat owner/residents.
Excessive dampness and water can leak to accelerated degradation of building materials such as corrosion to metallic or steel materials which are commonly used in constructing the building.
Prolonged exposure of concrete structure to dampness can lead to disintegration and cracking process. The acidity of rainwater can cause corrosion and oxidization to steel bars that are used to provide additional support to concrete structures. This process cracks the concrete from within and materially reduces the strength and integrity of the building’s structure.
Basically, dampness increases the aging of a building while causing other problems such as deterioration of plaster/wallpaper and cracks in partition walls and ceilings.
At the end of the day, upper-floor/inter-floor leakage is not just a flat owner’s problem. It should be looked into by building management as well. This is necessary to minimise the possibility of damage caused by water leaking before it causes damage to the building structure.
Upper floor/Inter-floor leaking issues could however be avoided and repaired as soon as possible to prevent the above.
SWC Construction has the most effective solution to repair and resolve upper-floor/inter-floor leaks with a complete non-hacking waterproofing treatment.
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