Waterproofing failures remain one of the most common and costly issues affecting strata properties. While often overlooked in the early years of a building’s life, inadequate or deteriorating waterproofing can quickly escalate into significant structural and financial challenges if not addressed proactively.

For bodies corporate, the question is not if maintenance will be required — but whether you are prepared when the time comes.

The Hidden Risk of Waterproofing Failure

Water ingress is not always immediately visible. In many cases, issues develop gradually — behind walls, beneath tiles, or within structural elements — before becoming apparent through damage such as staining, mould, or material deterioration.

By the time these signs appear, the underlying problem may already be extensive.

Common areas affected include:

• Balconies and podium decks
• Rooftops and planter boxes
• Bathrooms and wet areas
• Basement and car park structures

Without proper maintenance and monitoring, these areas can become entry points for water, leading to costly rectification works.

Maintenance vs Reactive Repairs

A key challenge for many bodies corporate is the tendency to address waterproofing issues only once failures occur. This reactive approach often results in:

• Higher repair costs
• Disruption to residents
• Potential disputes between owners and the body corporate
• Accelerated deterioration of surrounding building elements

In contrast, a proactive maintenance strategy allows for:

• Early identification of risks
• Planned and budgeted works
• Reduced long-term costs
• Improved building performance and longevity

Being prepared means shifting from short-term fixes to long-term planning.

Integrating Waterproofing into Major Maintenance Planning

Waterproofing should not be treated as an isolated issue. Instead, it forms a critical component of a building’s overall maintenance strategy and should be incorporated into:

• Sinking Fund Forecasts
• Capital works planning
• Routine inspections and condition reporting

Understanding the expected lifespan of waterproofing systems — and planning for their renewal — helps bodies corporate avoid unexpected financial strain and ensures works can be carried out in a controlled and cost-effective manner.

The Importance of Expert Advice

Engaging qualified professionals to assess, diagnose, and recommend solutions is essential. Waterproofing failures can be complex, and incorrect repairs may only provide short-term relief while allowing underlying issues to persist.

Expert input can assist with:

• Identifying root causes rather than symptoms
• Recommending appropriate remediation strategies
• Providing guidance on staging and prioritising works
• Supporting long-term asset management planning

Are You Prepared for What’s Ahead?

Effective waterproofing maintenance is ultimately about preparedness. Taking a proactive, well-informed approach can significantly reduce risk, protect asset value, and support better decision-making for the future.

As part of Smart Strata and Archers the Strata Professionals upcoming seminar series, we’ll be exploring how bodies corporate can better plan for major maintenance projects — including identifying risks early, budgeting effectively, and avoiding common pitfalls.

If you are responsible for managing or making decisions about a strata property, this is an opportunity to gain practical insights and ensure you are well prepared for what lies ahead.

Article Contribute by Todd Garsden, Mahoneys Lawyers and Advisors.

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