High rise waterproofing protects the structural integrity and overall lifespan of a building asset, and regular maintenance is essential, particularly for multi-story building owners and body corporates in Queensland. The subtropical climate, which can bring heavy rainfall, storms, and occasional cyclones, takes a toll on a building and its protective coatings over time. When high-rise or apartment block waterproofing is compromised, the building can be vulnerable to water ingress, mould, and structural damage, resulting in costly repairs, insurance issues, and potential disputes between owners and the body corporate itself.
Queensland Body Corporate Responsibilities
In Queensland, the Body Corporate and Community Management Act 1997 (BCCM Act) requires a body corporate to maintain common property in a condition that is both good and structurally sound. This obligation typically extends to critical waterproofing components, including roofs, balcony membranes, external facades, and drainage systems. While individual lot owners are responsible for internal waterproofing elements (such as those within the bathroom), leaks from common areas, such as a balcony or roof above, can impact multiple residents, making the body corporate centrally responsible.
How often should apartment block waterproofing maintenance be done?
High-rise waterproofing is complex and requires more than just reactive repairs. It involves proactive management through regular inspections, routine cleaning, and timely remedial work to ensure buildings remain structurally sound, safe and secure.
Queensland legislation does not prescribe a specific timeframe for waterproofing maintenance. It comes down to best practice, the unique characteristics of each building, and environmental factors, including the climate.
Regular inspections
At a minimum, annual or bi-annual professional high-rise building inspections are essential to identify early warning signs such as cracking, dampness, membrane deterioration, or sealant failure. Early detection allows issues to be addressed before they escalate into widespread damage.
Drainage and cleaning
Drains, gutters, and overflow systems should be cleaned at least annually, and more frequently during Brisbane’s wet season (summer). Regular cleaning prevents blockages caused by leaves and debris, which are a common contributor to water ingress and structural deterioration.
Sealant and membrane checks
Perimeter sealants should typically be reapplied every few years, depending on exposure and wear. Some roof and balcony membranes also require periodic cleaning and top-coating to maintain their effectiveness and extend longevity.
What to check after a severe Queensland weather event
Following severe weather, this emergency checklist provides a practical, step-by-step guide for body corporates to quickly identify damage, manage risk, and prevent further deterioration.
Immediate visual inspection
Conduct a walk-through of all common areas as soon as it is safe to do so, looking for visible signs of damage, including pooling water, cracked or displaced tiles, and water in basements or car parks.
Gather occupant reports
Contact owners and tenants to confirm whether any leaks or internal flooding have been observed within their individual lots, noting the severity (important for insurance documentation).
Engage qualified professionals
Call in a professional team to undertake a detailed inspection. Using cameras, thermal imaging, and Close Visual Inspections (CVI), Gecko Rope Access technicians use the latest technology to detect the source of water ingress, determine damage already caused, and make recommendations for leak repairs in consultation with specialist commercial plumbers. Our team will also pinpoint future risk areas before they become costly problems and provide a detailed inspection report with clear insights and actionable recommendations.
What you need to present at the next body corporate meeting
After a storm event, a body corporate meeting should centre on the facts:
- what happened
- the cause and extent of any damage, and
- the risks to the building and occupants.
Committee members should:
- review inspection findings, including reported leaks and supporting evidence
- discuss and agree upon insurance implications and repair responsibilities
- review maintenance history and upcoming budget considerations, and
- consider implementing a proactive maintenance schedule to reduce long-term costs and insurance premium increases.
Schedule High Rise Waterproofing Maintenance with Gecko
Our team of QBCC-licensed waterproofers and IRATA Level 3 technicians specialise in high-rise waterproofing, building inspections and repair work. With the skills, experience, and advanced tools to spot what others miss, we access areas that are virtually unreachable from the ground. Gecko Rope Access can complete maintenance on the spot, saving time and reducing disruption. We service Brisbane, the Sunshine Coast, and the Gold Coast.