Who pays for a ceiling leak from the flat above?

Who is responsible for a ceiling leak from upstairs?

HDB's guide to ceiling leaks says flat owners are responsible for the upkeep of their own flats, including the floor and ceiling slabs. For a leak between two flats, the two owners arrange the repair and split the costs.

An inter-floor leak in an HDB block is common in older buildings, according to HDB. Water seeps through the floor slab, usually because of wear and tear of the waterproof membrane and screed, and it typically happens in toilets and bathrooms.

This guide covers HDB flats only. Condos follow their own management rules, which are not covered here. If you are unsure who to approach, see HDB or condo repairs: who to ask.

When the Town Council pays

Who pays for an HDB ceiling leak depends on where the water comes from. HDB treats the roof as common property, so if you live on the topmost floor and the leak comes from the roof, contact the Town Council.

Getting the leak investigated

HDB's ceiling leak guide sets out the steps below. For first aid, see first steps for a ceiling leak.

1. Talk to your neighbour. Tell the owner of the flat above and show them where the water comes through.
2. Agree a time for a check. Pick a time that suits both households.
3. Engage a contractor jointly. Choose one contractor together.
4. Confirm the source. The contractor confirms where the leak comes from and recommends a repair method.
5. Split the cost. Share the repair cost between the two owners.

HDB also says you negotiate the price and scope of work with the contractor yourselves. The cost depends on the job, so ask what the quote includes. For more on pricing, see plumbing costs.

New flats and the defects period

New HDB flats have a 1-year Defects Liability Period (DLP) from key collection, during which HDB follows up on items that need rectification. HDB asks owners to report items within 1 month of key collection and before renovation starts.

You can report online, using the QR code in your Welcome Kit or on the kitchen wall notice, or at the Building Service Centre (BSC). HDB says the BSC arranges a joint inspection and assigns a contractor.

After the DLP, owners engage their own repair contractor, according to HDB.

After HIP: the 6-year rule

The Home Improvement Programme (HIP) is a highly subsidised government programme to keep ageing flats in good condition. According to HDB's HIP booklet, a condition survey before works documents existing ceiling leaks.

The toilet upgrading package is an Optional improvement that includes a new waterproofing membrane. If you do not take it, a free water test checks your toilet for leaks to the flat below. If the test shows a leak, you must opt in for the package, HDB's HIP booklet says.

Upper owners who skip the water test, or who do not take the toilet upgrading after failing it, are fully responsible for any future ceiling leak to the flat below for 6 years. After that, upper and lower owners are jointly responsible, as under the Lease Agreement (HDB's HIP booklet).

Repairs and records

HDB describes several repair methods and says some leaks need more than one:

• Re-screeding, the method HDB recommends
• Localised repair at the floor waste grating
• Treatment of exposed concrete at the floor waste
• PU injection
• Overlaying a waterproofing membrane system

Ask the contractor which method they propose and how much of the floor it covers. To find one for the job, see leak repair.

To lower the chance of another leak, HDB suggests using non-corrosive detergents in toilets and bathrooms, and mopping rather than washing the kitchen floor, as there is no waterproofing membrane under kitchen tiles. For more ideas, see bathroom maintenance to prevent leaks.

When to stop and call a professional

HDB says untreated ceiling leaks may damage electrical items and cause mould growth. HDB also says neighbours should address a leak promptly. If water is near lights or electrical points, get professional help. For mould, see mould on the ceiling.

PUB's tips on finding leaks say to always engage a licensed plumber to detect and repair leaks, and warn that prolonged leaks lead to high water bills, water wastage and possible damage to your property. You can compare plumbers to find one who covers your area.

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