Flexi hoses & flooding risks

If you’ve ever looked under a kitchen or bathroom sink in a modern home or apartment, chances are you’ve seen a flexi hose. These slim, braided tubes are an everyday part of plumbing systems—but despite their convenience, they pose a hidden risk in strata buildings that owners and managers can’t afford to ignore.

Real-world examples have shown how costly a burst hose can be—sometimes exceeding $80,000 in damage and requiring months of repair work. It’s not just about plumbing—it’s about protecting property, preserving peace of mind, and preventing disruption for all residents.

Flexi hoses might be small, but the risks they pose are significant. With regular maintenance, proactive replacement, and collaboration between owners and strata managers, you can dramatically reduce the risk of water damage in your building. When in doubt—check your hoses, talk to your plumber, and speak with your strata manager about broader preventative strategies.

What are flexi hoses?

Flexi hoses—short for flexible braided hoses—are commonly used to connect taps and fixtures to the water supply. Favoured for their flexibility, ease of installation, and low cost, they’ve become a go-to alternative to traditional copper pipes. A typical flexi hose consists of a rubber inner tube surrounded by a woven stainless-steel mesh for added strength.

Why are they a concern in strata buildings?

Limited lifespan

Flexi hoses are not built to last forever. Most come with a recommended service life of 5 to 10 years. Beyond this, the risk of failure increases significantly, often without warning.

Hidden danger

Installed in areas that are out of sight—like under sinks or behind cabinetry—flexi hoses often go unnoticed until it’s too late. By the time a leak or rupture is discovered, the damage is usually already done.

Water damage risks

A burst flexi hose can release litres of water per minute, quickly flooding floors, damaging walls and ceilings, and destroying furniture and belongings. In multi-storey strata buildings, the damage can easily affect multiple lots.

Strata insurance claims

Flexi hose failures are one of the leading causes of water damage claims in strata properties. Insurers are well aware of the risks—and excessive claims can lead to increased premiums for the entire building.

Maintenance and prevention

• Check flexi hoses for rust, fraying, bulging, or any signs of moisture. Even hoses that appear intact can deteriorate from the inside.
• Avoid over-tightening or bending hoses during installation. Hoses that are under tension are more likely to fail prematurely.
• Replace hoses every 5–10 years, or sooner if you see warning signs. If you’re unsure when yours were last replaced, it’s wise to act now.
• Incorrect installations—such as mismatched fittings or over-torqued connections—can drastically increase the risk of failure. Always engage a licensed plumber.
• Where practical, consider installing pressure-limiting valves at the mains to reduce water pressure and prolong hose life.
• Choose high-quality hoses with extended warranties and compliance to Australian Standards. Cheap hoses may save money initially but can cost far more in the long run.

Who’s responsible?

In a strata scheme, determining responsibility often comes down to location and function. If a flexi hose is located on common property and services more than one lot—or is used in a shared facility like a common area kitchen or bathroom—the responsibility for maintenance and replacement typically lies with the owners corporation.

However, if the hose is located on common property but only services a single lot (for example, a hose connecting to a lot-specific laundry tap that runs through a shared wall), the situation may require further review. In such cases, the responsibility may fall back to the individual lot owner, depending on your scheme’s specific by-laws and strata plan.

Owners Corporations: When and Why to Get Involved

It’s important to note that most flexi hoses are within the boundaries of private lots—commonly found under kitchen sinks, vanities, and toilets—and are not considered common property. This places the onus on individual owners to ensure their hoses are inspected and replaced regularly, especially since flexi hoses have a recommended lifespan of just 5 to 10 years.

That said, many owners corporations are choosing to take a proactive stance. Despite these hoses typically being a private responsibility, owners corporations can resolve—through agreement at a general meeting—to undertake inspections or replacements collectively, especially in older buildings or high-risk environments. This strategy helps mitigate the potential for widespread flooding damage caused by a single failed hose and can:

• Increase building-wide awareness and compliance
• Reduce insurance claims and premiums over time
• Provide peace of mind to owners and occupiers
• Prevent costly and disruptive water damage incidents

If your building is considering this approach, it’s best to discuss it with your strata manager and raise the matter with your committee. A proactive plan today can save thousands tomorrow.

Contact your S+ strata manager for advice and the appropriate resolution.

Watch this video on Flexi hoses put together in partnership with OCN