One of the most common (and frustrating) questions in Sectional Title schemes is: who is actually responsible for fixing it — and more importantly, who pays? The answer isn’t always as obvious as it seems. Between common property, sections, and something called the “median line,” it’s easy to get confused. Let’s break it down simply.

What is common property?

Everything that is not part of a section is considered common property, including:
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• All the land on which the scheme is situated
• Gardens, swimming pools, tennis courts, and clubhouses
• Entrance halls and foyers
• The outer “skin” of the building
• Foundations
• Roofs and the space between the roof and upper ceiling

In many schemes, parts of the common property are allocated to specific owners as exclusive use areas..
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The median line (why it matters)

In Sectional Title schemes, ownership is defined by the sectional plan.

The median line is:

• An imaginary line running through the centre of a wall, floor, or ceiling
• Used to determine ownership and responsibility

This means:
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• One half of the structure belongs to the section
• The other half belongs to the common property

This is important because it helps determine who must maintain and pay for repairs.


What are owners actually responsible for?

Allowing access

You must allow the Body Corporate (or someone authorised by them) to enter your unit or exclusive use area:

• With notice and at a reasonable time
• Or immediately, if it’s an emergency

This is to:

• Inspect pipes, wiring, or cables
• Carry out repairs that may affect other units or common property
• Ensure rules are being followed

Note:  If it affects more than just your unit, you can’t refuse access.


Maintaining your section

As an owner, you must:

• Keep your unit in a good state of repair
• Keep exclusive use areas clean and tidy (subject to scheme rules)

Note: If it’s yours, you need to look after it.

Your geyser and hot water pipes

You are responsible for your geyser, and in most cases, the hot water piping connected to it that serves only your section.

• If it only serves your unit → you maintain and replace it
• If it serves multiple units → those owners share the cost

Note: Even if the geyser is on common property, it is still your responsibility if it only serves your unit.

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​What is the Body Corporate responsible for?

Shared services

The Body Corporate must maintain, repair, and replace (when necessary) any:

• Pipes
• Wires
• Cables
• Ducts

If they:

• Serve more than one unit, or
• Are used for common property, or
• Run across common property to supply a unit

(Subject to any rights of the local municipality.)

Note:  If it’s shared or affects more than one unit, it’s the Body Corporate’s responsibility.

Practical examples

• Shared pipe bursts → Body Corporate
• Electrical cable feeding multiple units → Body Corporate
• Infrastructure across common property → Body Corporate
• Pipe feeding only your unit → Owner

Note: Even if access to a pipe within the section is obtained through common property, it is the owners responsibility


Summary:

At the end of the day, responsibility for pipes in Sectional Title comes down to a few simple principles:

• If it serves more than one unit or is part of common property → Body Corporate
• If it only serves your unit and is within your section → Owner

Geysers are the exception:

• If it serves only your unit → you are responsible (even on common property)
• If it serves multiple units → costs are shared between owners

The median line matters:

• Inside your section boundary → Owner
• Outside (common property) → Body Corporate

Legal references (for those who want the detail)

For those who want the legal detail behind these principles:

• Section 3(1)(r) – Body Corporate maintenance obligations
• Section 13(1)(a) & (c) – Owner obligations
• Prescribed Management Rule 31 – Water heating systems