Roofs, Walls and Condos / Guide section

Condo Ceiling Leaks: Inter-Floor Leakage and Who Pays

Inter-floor leakage, who is responsible, and how the building management process works.

By KL Plumbing Handbook editors Last updated 15 Nov 2026 3 min read

Quick answer

If water is coming through your ceiling from the unit above, report it to building management in writing with photos. Under the Strata Management Act 2013 and its 2015 regulations, building management inspects and issues a Certificate of Inspection (Form 28) naming the cause and the party responsible. This is general information, not legal advice; confirm the process with your JMB, MC or the Commissioner of Buildings.

Condo management office counter with a written complaint form and printed leak photos — A written report with photos starts the formal process.

Why condo leaks are different

Many homes in Kuala Lumpur are strata units: condos, apartments and serviced residences. Your unit sits above and below other units, and pipes run through floors and shared risers. A leak in one unit often shows up in another. That is why inter-floor leaks have their own process under the Strata Management Act 2013 and the Strata Management (Maintenance and Management) Regulations 2015.

Who is who

Parcel owner: the owner of a unit, responsible for the pipes and fittings inside it.
Common property: shared parts of the building, such as risers, main pipes, roof tanks, pumps and the roof.
Joint Management Body (JMB): manages the building in the early years, before strata titles are issued.
Management Corporation (MC): takes over once strata titles are issued.
Commissioner of Buildings (COB): oversees strata management at your local authority.
Strata Management Tribunal: hears certain strata disputes.

Who is usually responsible?

Source of the leak	Usually responsible
Pipes, toilet or waterproofing in the unit above	Owner of the unit above
Shared risers, main pipes, roof tanks, roof	Building management (JMB or MC)
Pipes inside your own unit	You
Cause not yet known	Decided after inspection

In high-rise buildings, building management looks after the shared tanks and main pipes, and the owner looks after the pipes inside the unit. Our home plumbing guide keeps landed-house and condo advice separate for this reason.

The process in brief

Report the leak to building management in writing, with dated photos.
Inspection of the affected units by building management.
Certificate of Inspection (Form 28) naming the cause and the responsible party.
Repair by the responsible party.
Further steps, through the COB or the Strata Management Tribunal, if it is not resolved.

Our guide to the condo leak process and Form 28 explains each step and what to keep in your leak file.

What can you do while you wait?

Put a bucket under drips and protect furniture and electronics.
Switch off the circuit for any wet light fitting at your board.
Keep people away from a sagging ceiling.
Keep adding dated photos.
Stay polite with your neighbour. Most leaks are not intentional.

Leaks you might be causing

Toilets leaking at the base, failed bathroom waterproofing and leaks under sinks can all reach the unit below. Our guides on water leaking at the base of the toilet and PU injection or re-waterproofing a bathroom help you check your own unit.

Plumbing work in a condo

Before booking work beyond a simple repair, check the building’s house rules. Our guide on plumbing work and management approval covers registration, hours, deposits and shutting the riser.

Getting the repair done

Once the Certificate of Inspection names the cause and you know the repair is yours to arrange, use a plumber who is used to working in condos and following building rules. Agree access times with management and keep the receipts.

This guide is general information, not legal or professional advice. Rules and building house rules vary, so confirm the details with building management, SPAN, Air Selangor or a qualified person before you act.

Signs of condo leaks at home

Everyday signs, photographed in Klang Valley homes

Peeling paint and damp patch on a condo kitchen ceiling near the corner — Damp in a ceiling corner can come from the unit above or a shared pipe.

Corridor riser cupboard in a condo with shared pipes and unit meters — Shared risers and main pipes are common property.

Water dripping from a ceiling light fitting in a condo bathroom — Water near a light fitting means switching off that circuit.

Neighbours talking at a condo unit door about a leak with building staff present — Most leaks are settled through inspection and a calm conversation.

Condo Leaks guides

Every guide in the Condo and Strata Leaks section

Guide Condo Leak Process and Form 28 Report a ceiling leak from the unit above: inspection, Form 28 Certificate of Inspection, and next steps with the Tribunal or COB. Read guide Guide Plumbing Work in a Condo: Do You Need Management Approval? When building management must be told or approve plumbing work in a condo: in-unit vs common pipes, shutting risers and contractor access. Read guide

Questions people ask

Who pays for a ceiling leak from the unit above?

Generally the party found responsible in the Certificate of Inspection (Form 28). That may be the owner of the unit above, building management for common property, or occasionally yourself. Confirm with building management how it applies to your case.

What if the leak is from a shared pipe?

Shared pipes, risers and the roof are common property, so building management is generally responsible for repairing them. Report it in writing and keep a record.

Is this legal advice?

No. This section explains the general process in plain words. Confirm the details with building management or the Commissioner of Buildings, and get qualified advice if you are in a dispute.

Who pays for a ceiling leak from the unit above in a condo?

It depends on the cause. Under the Strata Management Act 2013 and its 2015 regulations, building management inspects the leak and issues a Certificate of Inspection (Form 28) naming the cause and the responsible party. Confirm the process with your building management; this is not legal advice.

What is Form 28?

Form 28 is the Certificate of Inspection that building management issues after inspecting an inter-floor leak. It names the cause of the leak and the party responsible. Ask your JMB or MC for the exact timeline in your building.

About the authors

KL Plumbing Handbook editors

The KL Plumbing Handbook editors write plain-language guides on home plumbing problems, repair costs and hiring a plumber for homes in Kuala Lumpur and the Klang Valley. Each guide covers one problem and states the source and date of every cost figure.

Spotted an error? Send a correction. See our editorial policy.

Related sections

Pipe Leaks Finding and dealing with leaking and burst pipes, including hidden leaks in walls and floors. Go Roof Leaks and Waterproofing Ceiling stains, roof leaks, bathroom and balcony waterproofing. Go Landlords and Tenants Which repairs fall on the owner and which on the tenant. Go