Bondi at a glance
79.6% apartments
At the 2021 Census, 79.6% of occupied homes in the suburb of Bondi were flats or apartments, 12.0% townhouses or semis and just 6.6% separate houses.
56.8% renting
More than half of Bondi's homes were rented in 2021, against 32.6% across NSW. Tenants report faults to the landlord or agent.
Overland flow, not rivers
Waverley Council says its area mostly has overland flow, with mainstream flooding minimal and mainly confined to Tamarama Gully and Bronte Gully.
Flood notes go with the land
Waverley's flood risk precincts apply to the land, not to individual apartments, and flood information appears on Section 10.7 planning certificates.
A leak between units: who pays?
Under NSW strata rules, water damage that starts inside your lot is usually yours to fix, along with the fixtures and the pipes in your internal walls. Damage that comes from common property, such as pipes under the floor or in boundary walls, is usually the owners corporation's. The strata plan and by-laws have the final say.
In an emergency you can call a tradesperson yourself. If the cause turns out to be the owners corporation's responsibility, you may be eligible for a refund, which is why NSW suggests photos and written details from the tradesperson about the problem and the fix.
Below the building
A block's private sewer pipes belong to its owners all the way to Sydney Water's system, connection point included. Sydney Water's line is that each owner who shares a joint private service is responsible for it; the junction on the main is Sydney Water's.
In heavy rain, Waverley Council notes its stormwater assets aren't designed to carry every rainfall event. It adopted its flood study in 2021, and flood planning controls took effect on 1 May 2024. Council also points out that stormwater isn't treated as a flood for insurance purposes, so read your policy.
Where to start
A stain with no visible source needs leak detection in Sydney. Planning new tiles and taps? See bathroom plumbing. Water pouring through now: an emergency plumber.
What we'd do in Bondi
If water is coming from the unit above, tell the strata manager and the neighbour straight away, then get a plumber to find the source before anyone argues about the bill. Photos and the plumber's written report are what settle who pays. We can match you with a plumber who specialises in leaks in apartment buildings.