Drip Trays in Strata: A short-term fix or long-term risk?

If you live in a body corporate building, you may have come across the term “drip tray”, These shallow, custom-fitted trays are typically installed beneath air-conditioning units, hot water systems, balconies and other fixtures to collect water from leaks or condensation. While they’re commonly used as a first line of defence against water damage, especially in multi-level buildings, the question remains: are drip trays a sustainable solution or just a temporary patch? 

What are drip trays, and why are they used in strata?

Drip trays service a practical role in water management across strata schemes. They’re designed to catch minor leaks and reduce the risk of water escaping into ceilings, walls, floors, and adjacent units. In high-density living environments where shared infrastructure is common, like a body corporate scheme, drip trays offer a fast, relatively inexpensive way to manage water discharge and prevent immediate damage. Let’s go over the pros and cons of drip trays within the strata industry.

Pros

• Prevents water damage: Positioned under systems like AC units or hot water heaters, drip trays catch condensation or slow leaks – helping to avoid water damage to private and common property. 

• Mitigate insurance risks: Water damage is among the most frequent and costly claims in the strata sector. Drip trays can reduce the likelihood of incidents, and, in turn, help prevent insurance premium increases.

• Ensures compliant building codes/by-laws: Certain strata by-laws and building codes may mandate the use of drip trays in multi-story buildings to ensure appropriate water management and reduce neighbour-to-neighbour disputes. 

• Protects private and common property: A single leak can impact multiple lots or shared areas. Drip trays offer a layer of protection to minimise cross-unit damage and reduce the risk of large-scale remediation work.

• Assists in early leak detection: Some drips are fitted with alarms or drainage outlets to alert building managers or residents when a leak is present – ideally before it escalates.

Cons

• They mask the underlying issue: Drip trays catch leaking water, but they don’t address why the leak is happening. Whether it’s due to failing waterproofing, cracked concrete or plumbing issues – drip trays merely hide the symptoms, allowing the root cause to worsen over time.
• Limited capacity and oversight: Drip trays are only effective if maintained regularly. In a strata setting, where responsibilities can become unclear, trays are often neglected – leading to overflow and, ironically, the very damage they’re meant to prevent. 
• Do not prevent mould or moisture damage: Water collected in a drip tray doesn’t stop moisture from spreading elsewhere. Leaks can still cause humidity leading to mould growth within walls, ceilings, or insulation – posing health risks and requiring costly remediation. 
• Not a compliant, permanent fix: Building regulations require proper waterproofing and drainage systems. Drip trays are often considered a temporary workaround, not a code-compliant solution, especially in ongoing strata inspections or legal disputes. 
• Potential liability for owners: If a known leak is ‘managed’ with a drip tray and not properly repaired, the lot owner may be held liable for damages caused to neighbouring units and common property. This could result in legal disputes and financial penalties. 

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Why drip trays aren’t a long-term solution:

Despite the list of pros, drip trays should be viewed as short-term risk management tools – not permanent solutions. In strata environments, where long-term building integrity and compliance are essential, relying solely on drip trays can lead to more harm than good. For those of us who need further convincing, lets look at the legislative requirements around waterproofing in body corporates. 

Strata Regulations (State-Based)

Each state and territory govern body corporate responsibilities separately.

Queensland: Body Corporate and Community Management Act 1997

• Requires owners to maintain and repair common property, maintain building structure and essential services. 
• Drip trays are not prescribed or encouraged in legislation. 

New South Wales: Strata Schemes Management Act 2015

• Requires owners’ corporations to maintain and repair common property, including waterproofing systems. 
• Drip trays may be used temporarily but are not a compliant alternative to permanent repair. 

Victoria: Owners Corporations Act 2006

• Maintenance of common property is mandated. There is a strong focus on resolving water ingress issues correctly. 
• Drip trays may be a workaround but not a legal replacement for rectification. 

The sustainable alternative: Concrete crack injection

The National Construction Code (NCC), which includes the Building Code of Australia (BCA), focuses on permanent waterproofing solutions, not temporary or passive systems like drip trays. Under the following standards in the NCC, drip trays are not identified as compliant waterproofing system:

• Volume 1 – Section F – Health and Amenity (includes waterproofing for wet areas).
• AS 3740 (waterproofing of domestic wet areas).
• AS 4654.2 (waterproofing membranes for external above-ground use).

At BCS, we specialise in providing long-term solutions for water ingress, particularly in concrete slabs and structures. One of the most effective and permanent methods we offer is crack injection – a process where a high-grade resin is injected directly into cracks within concrete, sealing the structure from the inside out. 

This method not only stops active leaks but also strengthens the structure, preventing further damage, and ensures compliance with building codes and strata obligations. 

Drip trays can play a valuable role in immediate water management, but they are not a substitute for proper repair. For strata buildings, where ongoing maintenance and legal compliance are paramount, relying on drip trays alone may lead to long-term risk and significant costs. A proactive approach is always the best defence. If you’re dealing with recurring leaks, don’t just mask the problem – fix it at the source. 

Frequently Asked Questions

Are drip trays a compliant waterproofing solution under building codes?

No. Drip trays are not recognised as a compliant waterproofing solution under the National Construction Code (NCC) or Australian Standards. Permanent repairs – such as membrane replacement or concrete crack injection – are required to meet code and avoid liability. 

When is it appropriate to install a drip tray in a strata building?

Drip trays may be appropriate as a temporary risk control measure while organising or waiting for proper repairs. For example, under a leaking pipe or balcony. However, they should always be a part of a documented plan to undertake full rectification. 

How much does concrete injection cost?

The cost of concrete injection in Australia can vary based on a range of key factors. Things such as the type of material used, the length and width of the crack, access and surface preparation, location and travel and the volume and size of the project all effect the end cost. 

How does my body corporate engage BCS to undertake waterproofing works? 

BCS will first need to complete an inspection of the site to estimate repairs and costs. Simply call (1800 773 212) or email (sales@bcsaustralia.com) our team to ask for a quote, and we can arrange an inspection as soon as possible. This quote can then be put forward to your body corporate committee. 

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“I was lucky to be put in touch with BCS. They were able to explain our water ingress issues to me, and completely resolve the issue. It’s one thing to be able to do the work, but to have the knowledge to back it up in the way their team does is very rare!”

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