Geysers are one of the most common sources of insurance claims and disputes in sectional title schemes. Understanding who is responsible for geyser maintenance can help owners avoid costly damage, unnecessary conflict, and rejected insurance claims.
This blog unpacks what geyser maintenance involves, why it matters, who is legally responsible, and how professional property managers can support bodies corporate in staying on top of it.
What Maintenance Does a Geyser Require?
Geysers don't always show obvious warning signs before something goes wrong, which is why proactive maintenance matters so much.
Inside every geyser is a sacrificial anode, a rod designed to attract corrosion so that the tank itself doesn't rust. Over time, this anode wears down and needs to be replaced. Left unchecked, corrosion moves to the tank itself, eventually causing leaks.
A general maintenance schedule includes:
- Cleaning the geyser and its valves regularly
- Replacing the anode approximately every one to two years
- Replacing the heating element as it wears
- Checking and replacing vacuum breaks and valves
- Full geyser replacement, typically after about nine years
Routine servicing allows a plumber to catch small issues, like a worn valve or failing element, before they escalate into a full geyser failure.
Why Geyser Maintenance is Important
Geyser-related claims make up a significant portion of all insurance claims in sectional title schemes. This isn't usually because geysers "burst" dramatically, but because ongoing corrosion and wear eventually cause tanks to fail or leak.
Poorly maintained geysers don't just result in the cost of replacing the unit. A failed geyser often causes water damage to ceilings, walls, flooring, and personal belongings, turning a relatively small maintenance issue into a significant repair bill.
Insurers are also increasingly cautious about geyser-related claims. Where a failure is linked to a lack of maintenance rather than a sudden, unforeseen event, insurers may decline the claim altogether, leaving the owner to cover the full cost out of pocket.
Regular maintenance doesn't just extend the geyser's lifespan; it protects owners from expensive, avoidable losses.
Who is Responsible for Geyser Maintenance in a Body Corporate?
This is where things can get confusing, because geysers occupy a unique position in sectional title law.
Under the Sectional Titles Schemes Management Act, the general rule is that the body corporate is responsible for maintaining common property, while owners are responsible for the inside of their own sections. Geysers, however, are treated differently.
Even where a geyser is physically located in a roof space or other area that would usually be classified as common property, responsibility for its ongoing maintenance rests with the owner of the unit it serves.
This means an owner is responsible for:
- Servicing and maintaining their geyser
- Replacing worn parts such as the anode and element
- Addressing wear-related issues before they lead to failure
The body corporate typically remains responsible for insuring the geyser against sudden, unforeseen events, such as a genuine burst. But where a failure is linked to poor maintenance, that responsibility and the cost generally falls back on the owner.
Because this split between insurance responsibility and maintenance responsibility often causes confusion, many schemes choose to clarify the position further in their own conduct or management rules.
Why This Split Causes Challenges
Expecting dozens of individual owners to remember to service their geysers on a rolling schedule is, in practice, difficult to enforce.
Many owners only think about their geyser once it has already failed. This inconsistency is part of why geyser claims remain so high across sectional title schemes, and why insurance premiums for these claims tend to increase over time.
Some schemes address this by proactively coordinating geyser servicing on behalf of all owners, particularly where geysers are conveniently grouped or accessible. Even where this isn't formal body corporate policy, encouraging a consistent, scheme-wide approach to geyser care can meaningfully reduce claims and disputes.
How Professional Property Managers Can Assist
Professional property managers play a valuable role in helping bodies corporate manage geyser-related risk, though the ultimate responsibility for decisions remains with the owners and trustees.
Property managers can assist by:
- Advising trustees on scheme rules relating to geyser maintenance and responsibility
- Coordinating with plumbers to arrange scheduled inspections where the body corporate chooses to do so
- Keeping records of maintenance history, which can support insurance claims
- Liaising with the scheme's insurer on geyser cover, excess structures, and claims requirements
- Suggesting rule amendments where recurring geyser issues point to a need for clearer maintenance policies
It's important to note that property managers advise on the best course of action based on their experience and knowledge of sectional title requirements, but the final decision on how geyser maintenance is managed, funded, or enforced always rests with the owners and the governing body of the scheme.
Conclusion
Geyser maintenance sits in a unique position within sectional title law while geysers may be located in what would typically be common property, the responsibility for their upkeep rests with the individual owner they serve. Understanding this distinction helps owners avoid unnecessary disputes, protect themselves financially, and reduce the risk of a declined insurance claim.
With the guidance of an experienced property manager, bodies corporate can encourage more consistent geyser care across the scheme, helping to lower claims, ease pressure on insurance premiums, and prevent avoidable water damage.
FAQs
What are the common causes of a geyser overheating?
Geyser overheating is most commonly caused by a faulty or stuck thermostat that fails to switch off the heating element, or by hard water deposits and sediment buildup that interfere with normal temperature regulation. This is a serious issue that should be addressed immediately by a qualified plumber, as it can lead to dangerous pressure build-up.
How to fix a geyser that is not heating water?
Common causes include a tripped circuit breaker, a faulty thermostat, a burnt-out heating element, or sediment buildup insulating the element. Basic checks like the circuit breaker can be done by the owner, but diagnosing and replacing components such as the thermostat or element should be left to a qualified plumber or electrician.
Is geyser descaling necessary?
Yes, especially in areas with hard water. Mineral deposits build up on the heating element and tank over time, reducing efficiency, increasing electricity usage, and shortening the geyser's lifespan. Regular descaling, along with anode and element checks, is an important part of routine geyser maintenance.
Is body corporate responsible for geysers?
Generally, no, the maintenance of a geyser is the responsibility of the unit owner it serves, even if the geyser is located in an area that would otherwise be considered common property. The body corporate is typically only responsible for insuring the geyser against sudden, unforeseen events, not for its day-to-day maintenance or upkeep.
