B. Assistance

B. Assistance

Water seepage in a multi-storey building is a common source of dispute between neighbours. The problem may come from a defective pipe, bathroom waterproofing failure, external wall, roof, or other common part of the building. Depending on the cause and seriousness of the seepage, an owner or occupier may seek assistance from the building management, Government departments, professional consultants, mediators, lawyers, or financial assistance schemes. 

The following sets out the usual channels of assistance. 

1. Contact the building management and neighbours 

When water seepage is discovered, the affected owner or occupier should first report the matter to the property management company or management office of the building. The management office may help conduct a preliminary inspection, keep records of the complaint, and contact the owner or occupier of the suspected source flat. 

If the seepage appears to come from common parts of the building, such as the roof, external wall, drainage pipes in common areas, or other shared facilities, the Incorporated Owners have responsibility for arranging inspection and repair. Under the Building Management Ordinance (Cap. 344), the Incorporated Owners have duties relating to the proper management and maintenance of the common parts of the building. The responsibility for the Incorporated Owners in relation to the management of common parts might differ. 

In many cases, the most practical solution is cooperation between neighbours. The affected owner should approach the suspected source flat as soon as possible and request access for inspection and repair. Delay may worsen the damage and make it more difficult to identify the cause. 

2. Government assistance: The Joint Office for Investigation of Water Seepage Complaints 

If private coordination does not resolve the matter, the affected person may report the case to the Joint Office for Investigation of Water Seepage Complaints (“Joint Office”). The Joint Office is operated by the Buildings Department and the Food and Environmental Hygiene Department. It provides a one-stop service for investigating seepage cases that may give rise to environmental hygiene nuisance. 

A complaint may be made by calling 1823. After receiving a report, the Joint Office may arrange investigation to identify the possible source of seepage. Where appropriate, it may carry out tests or inspections. 

Under new investigation procedures effective from July 2026, if the Joint Office preliminarily identifies an upper unit as the likely source of seepage, it may issue a Notification Letter requiring the owner concerned to carry out inspection and testing and complete repair works within 28 days. 

If a statutory nuisance is confirmed, the Joint Office will issue a Nuisance Notice. Failure to comply with such a notice may result in prosecution, and the court may make a Nuisance Order requiring the person responsible to abate the nuisance. 

For more information, please refer to “Government regulation through the Joint Office for Investigation of Water Seepage Complaints”. 

3. Engaging professional assistance 

In some cases, the source of seepage cannot be easily identified. The affected owner may need to engage private professionals, such as registered surveyors and engineers, to conduct further investigation. 

Professional investigation may involve methods such as dye testing, moisture mapping, infrared thermography, microwave tomography, pressure testing, or inspection of drainage and water supply pipes. For more information, please refer to “Technical testing and diagnostic methods”. Such expert evidence may be useful if the matter later proceeds to mediation, insurance claim, or court action.  

If the seepage involves water supply pipes, the owner should engage a licensed plumber under the Waterworks Regulations (Cap. 102A) to inspect and repair the plumbing system. For drainage defects, waterproofing failure, or building fabric problems, suitable building contractors or specialists may be required. 

4. Mediation and dispute resolution 

Water seepage disputes often involve neighbours who must continue living in the same building. For this reason, mediation is usually encouraged before legal proceedings are commenced. 

Mediation allows the parties to discuss the problem with the help of a neutral mediator and explore practical solutions, such as arranging access for inspection, sharing the cost of tests, carrying out repair works, or compensating for damage. 

Possible mediation channels include the Pro-bono Online Mediation Scheme for Water Seepage Disputes and the Hong Kong International Arbitration Centre. These services may assist parties in resolving legal disagreements without immediately resorting to litigation. 

5. Legal advice and possible legal action 

If the suspected source owner refuses to cooperate, denies responsibility, or fails to carry out repairs, the affected owner may need to seek legal advice. 

Depending on the facts, legal proceedings may involve claims for nuisance, negligence, breach of the Deed of Mutual Covenant or breach of the Building Management Ordinance (Cap. 344). Before commencing legal action, it is important to keep proper records, including photographs, videos, correspondence, inspection reports, receipts, and any notices issued by Government departments. 

For more information, please refer to “Civil litigation”. 

6. Financial assistance for investigation and repair 

Owners who have financial difficulty may consider applying for Government-coordinated assistance schemes. 

The Integrated Building Rehabilitation Assistance Scheme, administered through the Urban Renewal Authority, provides a one-stop platform for various building repair and rehabilitation assistance measures. 

The Building Maintenance Grant Scheme for Needy Owners may cover eligible repair works, including works related to water seepage in appropriate cases. 

The Building Safety Loan Scheme may provide loans for inspection, testing, maintenance, and remedial works required to keep a building safe and in good repair. 

Eligibility, scope of assistance, and application procedures vary between schemes. Owners should check the latest requirements before applying.