Are you a strata manager who needs to understand Stormwater and Flood at your properties?
Legal and Regulatory Compliance:
- EPA NSW and Local Council Regulations: Strata managers must be aware of and ensure compliance with EPA NSW and local council regulations regarding stormwater management. This includes understanding requirements for stormwater drainage, on-site detention (OSD) and water quality.
- Maintenance Obligations: There are legal obligations for maintaining stormwater infrastructure. Neglecting these can lead to liability issues if flooding occurs and damages property.
- Documentation: Maintaining records of stormwater system inspections, maintenance and repairs is crucial for compliance and insurance purposes.
Infrastructure Maintenance:
- Regular Inspections: Conduct regular inspections of all stormwater assets, including pits, drains, pipes, rainwater tanks and OSD systems. Biannual inspections and annual cleaning are recommended.
- Pump and Detention System Maintenance: For properties with underground carparks, ensure pump-out systems and detention tanks are regularly serviced. A failed pump-out system can lead to severe basement flooding.
- Roof and Gutter Cleaning: Gutters should be cleaned at least once a year, especially before storm season, to prevent blockages and overflows.
- Car Wash Bay Checks: Ensure oil plate separators and drainage systems in car wash areas are clean and compliant to avoid environmental breaches.
- Aging Infrastructure: Be aware of the age and condition of existing stormwater infrastructure. Older systems may be more susceptible to failure and require upgrades.
Emergency Preparedness:
- Emergency Response Plan: Have a clear emergency response plan for flooding events. This should include procedures for notifying residents, evacuating if necessary, protecting assets and managing stormwater overflows.
- Insurance: Ensure adequate insurance coverage for flood damage. Understand the policy details and exclusions.
- Communication: Establish clear communication protocols with residents and emergency services. Keep contact information up-to-date.
Specific Strata Challenges:
- Underground Carparks: Underground carparks are particularly vulnerable to flooding. Ensure drainage and pump-out systems are in excellent working order.
- Retaining Walls: Water buildup behind retaining walls can cause structural damage. Ensure proper drainage and access for maintenance, as demonstrated in the Hunters Hill case study.
- Multi-Level Complexes: Multi-level complexes often have complex drainage systems. Regular maintenance is crucial to prevent blockages and backups.
Sydney-Specific Considerations:
- Coastal Weather: Sydney’s coastal location means it’s susceptible to intense rain events. Strata managers should be prepared for heavy downpours and potential flash flooding.
- Ageing Infrastructure: Many strata buildings in Sydney have older infrastructure that may not be adequate for current weather patterns. Upgrades may be necessary.
Communication with Residents:
- Awareness: Educate residents about stormwater management and the importance of not blocking drains or disposing of waste improperly.
- Notification: Keep residents informed about maintenance activities and emergency plans.
- Feedback: Encourage residents to report any stormwater issues or potential problems they observe.
Professional Assistance:
- Stormwater Specialists: Engage qualified stormwater specialists for inspections, maintenance, repairs and upgrades.
- Customised Maintenance Plans: Develop a customised maintenance schedule with a specialist, tailored to the specific needs of the strata property.
- Compliance Audits: Conduct periodic compliance audits to ensure all stormwater systems meet regulatory requirements.
By understanding these key aspects, strata managers in NSW can significantly improve their property’s resilience to flooding during stormwater events, protect their residents and avoid costly repairs and legal issues.