Flexible braided hoses, commonly known as flexi hoses, are a common feature in modern plumbing systems. They connect water outlets to fixtures such as sinks, taps, and toilets, offering convenience and flexibility. However, while flexi hoses may seem unassuming, they can become ticking time bombs, causing significant property damage if not properly maintained or replaced.

Read on for details on the potential risks, responsibilities and preventative measures to consider when affected.

The Risks of Flexi Hoses

Flexi hoses have a limited lifespan, typically ranging between five and ten years. Over time, these hoses can deteriorate due to factors such as:

• Wear and Tear: Constant water pressure, vibrations, and movement can weaken the internal rubber lining or outer stainless-steel braiding.
• Corrosion: In humid environments, the stainless-steel braiding may corrode, reducing the hose’s structural integrity.
• Poor Installation: Incorrect installation, such as over-tightening or kinking, can accelerate hose degradation.
• Environmental Factors: Exposure to UV light or chemicals can further compromise their longevity.

When a flexi hose fails, the results can be catastrophic. A burst hose can release hundreds of litres of water per hour, leading to extensive damage to property, costly repairs, and potential insurance claims. For strata properties, this can mean significant disruption for multiple units and common areas.

Flexi Hoses in Queensland Bodies Corporate

In Queensland, under the Body Corporate and Community Management Act, flexi hoses are typically classified as part of the lot owner’s property. This means it is the individual owner’s responsibility—not the body corporate’s—to maintain and replace flexi hoses within their lot.

Failure to do so can have serious consequences, including:

• Damage Liability: If a burst flexi hose damages other lots or common property, the owner may be held liable for repair costs.
• Insurance Complications: While building insurance often covers damage caused by burst hoses, neglecting maintenance can void coverage in some circumstances.

Best Practices for Flexi Hose Maintenance

To avoid the risks associated with flexi hoses, lot owners in bodies corporate should adopt proactive maintenance practices:

1. Regular Inspections: Check for signs of rust, fraying, kinks, or leaks. Any visible damage indicates that replacement is necessary.
2. Scheduled Replacement: Flexi hoses should be replaced every five years, regardless of visible condition, to minimise the risk of failure.
3. Professional Installation: Engage licensed plumbers to install and replace hoses to ensure compliance with plumbing standards.
4. Use High-Quality Hoses: Opt for hoses with longer warranties or those rated for higher durability.

Why Regular Replacement Matters

Replacing flexi hoses may seem like a minor inconvenience, but it’s a simple and cost-effective way to prevent devastating water damage. A standard replacement costs a fraction of what repairing water-damaged property would. Moreover, proactive maintenance protects not only your unit but also your neighbours and the body corporate as a whole.

A Shared Responsibility for a Safe Community

While the onus falls on individual lot owners to maintain and replace their flexi hoses, bodies corporate can play a crucial role in raising awareness. Circulating reminders about flexi hose risks, maintenance guidelines, and the five-year replacement rule can foster a culture of accountability within the community.

By understanding the risks and taking action, Queensland strata owners can safeguard their properties and contribute to a more resilient living environment. Don’t wait for a burst hose to become a costly wake-up call—inspect and replace your flexi hoses today.

Article Contributed by Maddison Wallis, Senior Strata Manager, Archers the Strata Professionals

The post FLEXI HOSES: UNDERSTANDING THE RISKS AND RESPONSIBILITIES FOR QUEENSLAND BODIES CORPORATE appeared first on Smart Strata | Body Corporate Management.