Unit 51 Water Ingress — Chronology of Events and Lot 61 Inaction
Purpose of this record
This page is a factual chronology of water ingress into Unit 51, 13 The Esplanade, St Kilda VIC 3182, apparently originating from Unit 61 directly above. Every entry below is taken from the email chains between myself, the Owners Corporation manager, and the managing agent for Unit 61. Dates and quotations are reproduced from those emails.
A third section, the Inaction Ledger, isolates each period where Unit 61’s side of the matter stalled, with the day count and the source quotation for each.
Note on redaction. Third-party personal details (the Unit 61 tenant’s name and contact details, the Unit 61 owner’s name and email, direct mobile numbers) have been redacted from this public record. They are held in the unredacted email archive and can be produced to the Owners Corporation, an insurer, or VCAT on request.
Parties
| Role | Party |
|---|---|
| Affected lot | Unit 51, 13 The Esplanade, St Kilda VIC 3182 (author/owner-occupier) |
| Source lot | Unit 61, directly above Unit 51 (Level 6) |
| Owners Corporation manager | Montana Burnett, Senior Owners Corporation Manager, MICM |
| Unit 61 managing agent | George Matis, Nelson Alexander (Senior Property Manager in 2025; Department Manager from 2026) |
| OC plumbers | Distinction Plumbing and Gas |
| Unit 61’s plumbers | Plumbsmart / Moate Plumbing Pty Ltd |
At a glance
Key dates and events
Phase 1 — First occurrence (November 2025)
| Date | Event |
|---|---|
| 8 Nov 2025 | Leak first reported to the Owners Corporation. Mould damage already present; bedroom use in question |
| 10 Nov 2025 | OC raises work order for Distinction Plumbing |
| 17–18 Nov 2025 | OC seeks access to Unit 61; Unit 61’s agent provides tenant contact details next morning |
| 21 Nov 2025 | I raise damage and cost of replaced wall cabinets for the first time |
| 27 Nov 2025 | Plumbers attend the unit above — no active leak found. Matter placed on “monitor” with a standing work order. No cause identified, no repair, no remediation |
Phase 2 — Recurrence and missed detection windows (March–May 2026)
| Date | Event |
|---|---|
| 7–11 Mar 2026 | Leak returns “same spot as last year” — 350–500ml per 24h over the Labour Day long weekend |
| 20 Mar 2026 | OC manager reports Unit 61’s agent has not returned her calls |
| 7 Apr 2026 | OC confirms no property above has reported any water incident across the entire reporting period |
| 8 Apr 2026 | Bedroom leaking again, ~300ml per 24h. OC emails the agent a single access question |
| 14 Apr 2026 | Agent answers six days later. Leak has stopped in the interim — second detection window lost |
| 14 May 2026 | ~1L ingress reported after a week overseas. |
Phase 3 — Sustained flooding (31 May – 19 June 2026)
| Date | Event |
|---|---|
| 31 May 2026 | Major ingress begins — ~700-1000ml in 24 hours plus continuing seepage |
| 2–3 Jun 2026 | Water seeping through the wall, pooling on the floor slab; ~2m² of saturated carpet |
| 4 Jun 2026 | OC plumbers identify the source: the hot water line in Unit 61. Unit 61 advised to isolate it urgently |
| w/c 8 Jun 2026 | Bedroom unlivable. Sleeping away from home |
| 10 Jun 2026 | OC asks the agent again, in writing, to isolate the line and engage a trade “as a matter of urgency” |
| 12 Jun 2026 | OC follows up. Still no response from the agent |
| 17 Jun 2026 | Direct approach by U51 to the agenti of U61. First contact from Unit 61’s agent — 17 days after the report. Reason given: “I have not been in the office… very limited access to my emails” I requested to stop the leak urgently, fix the source of the leak AND dry my premises, as well as reimburse damages caused by the leak |
| 18 Jun 2026 | Plumbsmart attends Unit 61 ONLY and does not attend U51(despite details were provided) and advises that ‘no active’ leak found on the day. despite that the water was still ongoing prior to their visit. |
| 19 Jun 2026 | Leak substantially subsides after the above visit. Over a week of heaters and fans running 24/7 required to dry the area - still wasn’t able to fully dry the space |
Phase 4 — Aftermath, still unresolved (June–August 2026)
| Date | Event |
|---|---|
| 19 Jun – 3 Jul 2026 | 14 days of silence. No plumber makes contact despite details being “passed on… urgently”. premises are extremely wet, humid, mould issue worsens substantially |
| 3 Jul 2026 | Further discovery quote approved — two weeks after it was said to be in hand. Plumbsmart calls, asks lot 51 availability only, does not attend |
| 3-14 Jul 2026 | further Delay due to Lot61 inaction |
| Jul 2026 | premises are still unlivable, damage to contents is ongoing and worsening due to the unresolved leak, humid/mouldy environment |
| 14 Jul 2026 | Lot61 Austest leak detection — origin indicated on Level 6, i.e. Unit 61. Commissioned by Unit 61’s own plumber |
| 30 Jul 2026 | 16 days later, the only action is a quote request — for pipework in Unit 51, not Unit 61 water is still not isolated |
| 11 Aug 2026 | Lot 51 is following up again and giving 10working days for Lot61 to resolve the pipework and damages, providing further photographic evidence, that the leak is ongoing |
| 12 Aug 2026 | some rotten and mouldy furniture removed, health impact reported, and request for insurer details made. Lot61 agent deflects responsibility and asks if I have insurance |
| 14 Aug 2026 | U51 following up with OC to escalate further. matters still unresolved |
| 15 Aug 2026 | premises are still unlivable, damage to contents is ongoing due to the unresolved leak, humid/mouldy environment |
Where it stands
| Measure | Elapsed as at 16 August 2026 |
|---|---|
| Since the leak was first reported (8 November 2025) | 281 days (~9 months) |
| Since the major ingress began (31 May 2026) | 77 days |
| Since OC plumbers identified the source as Unit 61’s hot water line (4 June 2026) | 73 days |
| Since the Austest report indicated the leak origin is on Level 6 (14 July 2026) | 33 days |
| Permanent repair to Unit 61 pipework completed | None confirmed |
| Repair timeframe provided | None |
| Insurer / liability contact provided by Unit 61 | None provided |
| Remediation of mould, carpet, furniture, ceiling and walls | Not commenced |
2025: first report, first investigation, no resolution
8 November 2025 — I report the leak for the first time. Email to Montana Burnett (MICM), copied to three other MICM staff:
“I just discovered a leak in my bedroom ceiling — see attached. I think it is coming from u61, but not sure. It seems like this is a slow leak pooling under the ceiling and seaping through the brickwall nearby, which damaged my cabinetary, wall and ceiling… Can you please address this urgently as I am not sure it is safe to use the bedroom now given the mould damage. I might look to spend a few nights somewhere else.”
10 November 2025 — Montana confirms a work order has been raised for Distinction Plumbing to attend, noting I work from home and am flexible: “we just need it attended ASAP.”
17 November 2025 — Montana emails the owner of Unit 61 directly (marked Importance: High) seeking an access contact: “We currently have plumbers investigating a leak into APT 51 through the roof space, and they require access to your unit to carry out a leak inspection.”
18 November 2025 — George Matis provides the Unit 61 tenant’s contact details to Montana and Distinction the following morning.
18 November 2025 — Distinction reports it has attempted to call the Unit 61 tenant “with not luck” and has texted to seek access on Monday 24 November, 8–9am.
21 November 2025 — I ask Montana for an update and raise damage for the first time: “Any updates on the leak fix? Is it possible to get some compensation for couple of wall cabinets that i had to replace and making good the wall/ceilings?”
27 November 2025 — Plumbers attend the property above. Montana reports “there does not appear to be a current active leak.” I confirm the area seems dry and install a leak sensor. Montana advises monitoring, and that the work order is “standing” so it can be re-attended if there is further movement.
Outcome of the 2025 round: no cause identified, no repair, no remediation of the cabinetry, wall or ceiling damage already sustained. The matter is left on “monitor.”
March 2026: the leak returns
11 March 2026 — I report the leak has reappeared “same spot as last year”, at 350–500ml per 24 hours across the Labour Day long weekend. I note I called the MICM landline on the Saturday it started (7 March) and that an earlier email had bounced.
12 March 2026 — Montana asks whether there was rain over the weekend. I rule it out the same day with a photograph of the dry street from 7 March and Bureau of Meteorology data, and suggest moisture tracing “while it is still fresh.”
12 March 2026 — Montana asks Distinction to book an attendance.
18 March 2026 — I advise the flooding stopped mid-week and question the value of inspecting a dried wall, but offer Thursday afternoon or all day Friday. I ask Montana to enquire whether any apartment above had a spillage over the long weekend.
20 March 2026 — Montana reports on the state of contact with Unit 61’s agent:
“I have tried to touch base with the agent for Unit 61 but have not received a call back.”
This is the first recorded instance of Unit 61’s agent not responding to the Owners Corporation about this leak.
April 2026: leak active again, six days to answer a one-line question
1 April 2026 — I report no bedroom leaks at present, ask whether any updates have come from the agents, owners or tenants above, and report a separate issue: substantial water discharging through the balcony stormwater line above my apartment, with leaking through my balcony ceiling and the facade.
7 April 2026 — Montana advises no correspondence has been received from any property above reporting a water incident over the period the leak was reported. She attributes the balcony issue to a roof-space leak overflowing off the Level 9 balcony, and sets out the cost principle: “if the leak is private to your lot or another lot, then the cost and repairs will be the responsibility of that party.”
8 April 2026 — I report the bedroom has started leaking again, note that “the facade was visibly leaking only from level 6”, and press for the source to be found while the leak is live: “I don’t have any plumbing in the ceiling, so it must be the OC or one of the units above.” Later the same day I confirm I am free all week and record ~300ml since the previous night, adding: “this week would be my preference as I am afraid the leaking might stop soon like it did last time.”
8 April 2026 — Montana emails George asking a single question: is the tenant in Unit 61 still the same tenant, as access will likely be required.
14 April 2026 — George answers six days later, confirming the tenant is unchanged.
Consequence of the delay: by the time access could be arranged, the leak had stopped again. On 16 April 2026 I report: “The leaking has stopped as of last Thursday - Friday, but some water is still trapped above ‘pop corn’ finish.” A second opportunity to detect an active leak is lost.
14 May 2026 — I report a further event: “I have a leaking issue again in my bedroom. I was overseas for a week and got some water ingress again - approx 1L. Is it possible to investigate this asap/ ideally tomorrow?” No response to this email appears in the chain.
31 May – 12 June 2026: the source is identified, and nothing happens
31 May 2026 — Major ingress resumes. I report approximately 700ml within 24 hours and continuing slow leakage, with photographs.
1 June 2026 — Montana instructs Distinction to attend and arrange access to the unit above.
2 June 2026 — I report water now seeping through the wall as well and pooling on the floor and in the carpet. approx 1000ml of water daily dripping through ceiling only. more water is seeping through the wall and pooling on the floor slab.
3 June 2026 — I ask for the attendance to be expedited: “flooding is pooling on the floor slab i believe, and there is approx 2sqm area of wet carpet now as well as damage to my property and furniture.” Distinction books a plumber for the following morning and confirms access to Unit 61 for 8–10am.
4 June 2026 — The root cause is identified. OC plumbers attend and identify the source as the hot water line in Unit 61, in the toilet-basin area, and advise Unit 61 to address it urgently and to isolate or avoid using the hot water.
9 June 2026 — Montana receives Distinction’s report, invoice and images.
10 June 2026 — I report the position five days after the cause was found:
“While the ceiling leak has reduced, it is still ongoing. The wall continues to seep a substantial amount of water, which is flooding the floor slab, soaking the carpets, and damaging my furniture… My bedroom is becoming increasingly unlivable. If they can isolate the leak/hotwater for the time being, that would be very helpful.”
10 June 2026 — Montana sends the plumber’s report, invoice and images to George with an explicit, twofold, urgent request:
“Can you please arrange for a trade to attend and carry out further investigation as a matter of urgency? The Resident in the property below has noted that the leak is causing damage within their property including to their contents, so rectification is a priority.
In the interim, would you be able to arrange for isolation of the water line to the basin or request the tenant cease using it whilst the investigation and repairs are completed?”
12 June 2026 — Two days pass with no reply. I write to Montana:
“Could you please ask the agent for Unit 61 to urgently address this and isolate the leaking water line as soon as possible? Unit 61 was advised to address this more than a week ago, and it seems nothing has been done. I have not been contacted about any progress, and the leak is still ongoing through the walls. I am unable to normally use my bedroom, the carpets are extremely wet, the room is getting mouldy and smelly, and this is causing ongoing damage to the structure, fitout and furniture.”
12 June 2026 — Montana follows up George a second time, now copying me in:
“I am just touching base on my email below and if there are any updates on when this will be rectified or the hot water isolated? The Owner of the property below, which is currently suffering damages due to the leak, is included in this email.”
State of play at the end of Snapshot 1: the cause has been identified for 8 days. Unit 61 has been asked twice, in writing, to isolate the water line. There has been no response from Unit 61’s agent, no isolation, no trade engaged, and no contact with me. The leak is ongoing and the bedroom is unlivable.
17–19 June 2026: first contact with Lot61 Agent
17 June 2026 — Having received no response, I email George (Lot61 agent) directly:
“The issue was first reported on 31 May 2026, at which point approximately 700ml+ of water had leaked into my apartment every 24-hours over a week. The body corporate plumbers inspected the leak on 4 June 2026, identified the root cause as the hot water line in Unit 61, and advised to take action immediately.
It has now been over two weeks since the issue was first raised, and 13 days since plumbers advised to isolate the hot water. Despite this, the leak is still ongoing through the walls. I have not been contacted at any point regarding any remedial works by management or the owner of unit61, and the damage to my property continues to worsen — including saturated carpets, water damage to furniture, fitout and belongings, mould, and an unlivable bedroom. I have to sleep outside my home since last week and it is causing me substantial inconveniences.”
17 June 2026 — George replies the same evening. His stated reason for the silence:
“I do apologise for my lack of reply. I have not been in the office unfortunately for the last few days and have very limited access to my emails.”
He confirms an urgent work order has now been sent to Plumbsmart for the following day.
This is the first communication from Unit 61’s agent to me — 17 days after the ingress was reported, 13 days after the cause was identified, and 7 days after the Owners Corporation formally asked him to isolate the line.
18 June 2026 — I set out the order in which I need the matter handled: stop the water; dry the premises and make them livable; permanent fix; then damage to fitout, furniture, mould and expenses.
18 June 2026 — Plumbsmart attends Unit 61. Per George’s account, they find “no leaks or moisture on arrival” and no water after water-testing the basin, inspect the hot and cold water meters, and want to conduct further leak detection.
19 June 2026 — I follow up for an update. George confirms the above and states he has “passed your details on to them Anton to arrange access to your property urgently.”
Following this first attendance the leak substantially subsided. It then took me more than a week of running heaters and fans to dry the affected area. The damage, mould and unlivable bedroom remained.
19 June – 3 July 2026: fourteen days of silence
No plumber contacted me. No update was provided.
3 July 2026 — I follow up:
“Just following up again to see if anything has been done regarding the leak. I haven’t been contacted by any plumbers yet, and I trust I’ve provided my contact details and available dates multiple times. My carpets are still extremely wet and mould is now spreading, making the space increasingly unsafe and probably affecting concrete.”
3 July 2026 — George replies that he has “approved a quote this morning for further discovery” — i.e. two weeks after saying my details had been passed on for urgent access, the further work had not yet been authorised.
3 July 2026 (afternoon) — Cherie from Plumbsmart calls me. She asks only for my availability. I advise I can provide access at any time with reasonable notice. No attendance follows, and no further contact is made.
3–14 July 2026: waiting on Lot 61 to address the leak
14 July 2026 — Lot61 plumber/Austest Pipeline Solutions finally carries out another leak detection.
14 July 2026: the Austest report
Austest Pipeline Solutions, Leak Detection Report, Job No. 30345, prepared for Plumbsmart at 61/13 The Esplanade, St Kilda:
- Records water staining and damage to the ceiling and wall of Unit 51, and confirms Unit 61 is directly above.
- Pressure tests to Unit 61’s domestic hot and cold water lines passed on the day; no active escape was observed while onsite; thermal camera found no live evidence.
- Moisture testing found high/elevated moisture, concentrated around the right wall of the powder room and present on both the powder-room and bedroom sides of that wall.
- Confirms Unit 61’s water pipes are in close proximity to the area where water entered Unit 51.
- Concludes the moisture and damage “definitely indicate” a leak in recent times, and that the moisture readings point to the leak origin being on Level 6 — that is, Unit 61.
- Speculates a leaking mains pipe may have temporarily sealed itself with internal debris.
- Recommends either monitoring for renewed water entry and retesting, or exposing pipes in Unit 51’s ceiling for visual monitoring.
Correction to the report’s wording. The report states water entry had not occurred “for over a month.” That characterisation is disputed. The flooding began on 31 May 2026 and only substantially subsided after the first Plumbsmart attendance on 18 June 2026. At the date of the report the area had been dry for approximately four weeks — a consequence of the leak’s intermittent, self-sealing behaviour, not evidence that no leak occurred.
14 – 30 July 2026: sixteen days of waiting for Lot61 action
30 July 2026 — Sixteen days after a report concluding the leak originates on Level 6, George’s action is to request a quote
11 August 2026 — Twelve days later, with no update, I write:
“Can you please provide an update on the works to fix my premises as the mould is substantially affecting my health now since the flood damaged my bedroom in May-june 2026. Can you please advise a timeframe when this will be complete, i need this to be done within 10 working days.”
12 August 2026 — some rotten and mouldy furniture removed, health impact reported, and request for insurer details made. Lot61 agent deflects responsibility and asks if I have insurance.
12 August 2026 — I press for a repair timeframe:
“Please advise whether you have now confirmed a timeframe to fix the leak. Water is still seeping into my apartment, causing further damage to my property and potentially affecting the building structure… As stated in my previous email, I require this to be addressed within 10 working days. Please also confirm the appropriate contact for liability and damages.”
He asks Plumbsmart to urgently review.
13 August 2026 — I supply further photographs and escalating matters further with OC and other parties.
Inaction Ledger
Each row is a period in which the matter sat with Unit 61 or its agent, with the source quotation.
| # | Period | Duration | What was outstanding | Source |
|---|---|---|---|---|
| 1 | 8 Nov – 27 Nov 2025 | 19 days | First investigation closed with no cause found and no repair; matter left on “monitor” with a standing work order | Montana, 27 Nov 2025 |
| 2 | On/before 20 Mar 2026 | — | OC manager unable to reach Unit 61’s agent at all: “I have tried to touch base with the agent for Unit 61 but have not received a call back.” | Montana, 20 Mar 2026 |
| 3 | 1 Apr 2026 | — | No property above had reported any water incident across the whole reporting period: “We have not received any correspondence from the above properties noting that they had a water incident or similar.” | Montana, 7 Apr 2026 |
| 4 | 8 Apr – 14 Apr 2026 | 6 days | A one-line question — is the Unit 61 tenant unchanged — went unanswered for six days. The active leak stopped in the interim; a detection opportunity was lost | George, 14 Apr 2026 |
| 5 | 14 May 2026 | — | Report of ~1L ingress; no response recorded in the chain | Anton, 14 May 2026 |
| 6 | 4 Jun – 17 Jun 2026 | 13 days | After the cause was identified as Unit 61’s hot water line, the line was not isolated, no trade was engaged, and no contact was made with me | Anton, 17 Jun 2026 |
| 7 | 10 Jun – 17 Jun 2026 | 7 days | The Owners Corporation’s explicit written request to isolate the line and engage a trade “as a matter of urgency” went unanswered, including a second follow-up on 12 June | Montana, 10 and 12 Jun 2026 |
| 8 | 31 May – 17 Jun 2026 | 17 days | Time from first report of the major ingress to the first communication of any kind from Unit 61’s agent. Reason given: “I have not been in the office… very limited access to my emails.” | George, 17 Jun 2026 |
| 9 | 19 Jun – 3 Jul 2026 | 14 days | Despite “passed your details on to them… to arrange access to your property urgently”, no plumber made contact. The further discovery quote was only approved on 3 July | George, 19 Jun and 3 Jul 2026 |
| 10 | 8 Jul 2026 | — | Delay attributed to me — “have not had return calls” — and corrected the same day with call logs evidencing the 3 July conversation | George 8 Jul; Anton 8 Jul 2026 |
| 11 | 9 Jul 2026 | — | Delay then attributed to Unit 61’s own tenant “ignoring my communication”, while the agency held a key and could have given 24 hours’ notice at any earlier point | George, 9 Jul 2026 |
| 12 | 14 Jul – 30 Jul 2026 | 16 days | After a report concluding the leak origin is on Level 6, the only action taken was to request a quote — for pipework in Unit 51, not Unit 61 | George, 30 Jul 2026 |
| 13 | 30 Jul – 11 Aug 2026 | 12 days | No quote, no repair timeframe, no update, until I chased again | Anton, 11 Aug 2026 |
| 14 | 11 Aug 2026 | — | Remediation reduced to a cleaning question: “Given there is no active leak identified, can the mould be cleaned as then it should not resurface.” | George, 11 Aug 2026 |
| 15 | 11 Aug 2026 | — | Liability deflected: “Out of curiosity, do you carry insurance?”; no insurer details provided | George, 11 Aug 2026 |
| 16 | 13 Aug 2026 | — | Position as at the latest correspondence: “Apologies, I was under the assumption the leak had resolved.” | George, 13 Aug 2026 |
| 17 | 14 Jul – 16 Aug 2026 | 33 days | No confirmed permanent repair or replacement of Unit 61’s pipework | — |
Pattern
Across nine months, every step forward was initiated by me or by the Owners Corporation manager. On the record above, Unit 61’s agent:
- did not respond to the OC manager’s calls (March 2026) or emails (June 2026) without repeated follow-up;
- took six days to answer a one-line access question while a detectable leak was active (April 2026);
- did not isolate the water line in the thirteen days after the cause was identified, despite two written requests (June 2026);
- made first contact with the affected owner only after seventeen days and a direct approach (June 2026);
- attributed delay first to the affected owner, then to his own tenant, while holding a key to the property (July 2026);
- requested a repair quote for the wrong unit sixteen days after receiving a report identifying Level 6 as the origin (July 2026);
- proposed cleaning the mould rather than remediating the damage, and asked whether the affected owner carried his own insurance (August 2026);
- and, at the most recent correspondence, had assumed the matter was resolved (August 2026).
Each individual delay was explained. The cumulative effect was that an intermittent leak, detectable in early June, was allowed to run until the affected room was unlivable — and remained unrepaired and unremediated seventy-seven days after the flooding began.
Where responsibility sits
The Owners Corporation’s plumbers identified the source as the hot water line in Unit 61 on 4 June 2026. Austest’s report of 14 July 2026 concludes that the moisture readings indicate the leak origin is on Level 6, and that Unit 61’s water pipes are in close proximity to the point of entry into Unit 51.
Unit 61 was asked in writing to isolate that line on 10 June 2026, and again on 12 June 2026. It was not isolated. The bulk of the damage recorded below accrued after those requests were made.
Damage and impact
Water ingress
- Repeated ingress through ceiling and wall areas from November 2025 onward, recurring in March, April, May and June 2026.
- Volumes recorded at the time of reporting: ~350–500ml/24h (March 2026), ~300ml/24h (April 2026), ~1L over a week’s absence (May 2026), ~700-1000ml/24h (31 May 2026), with continuing seepage into mid-June 2026 pooling under the carpet, floowing bedroom floor completely
- Water pooling on the floor slab;
- structural wall completely saturated with water flooding toilet next doow, destroying tile wall, ceiling, vanity top
Health
- Prolonged exposure to mould and damp conditions across months of continuous ingress and subsequent contamination — from the first mould observed in November 2025, through the sustained flooding of 31 May to 19 June 2026, and continuing while the affected materials remain in place.
- Bedroom rendered unlivable. Sleeping away from home from the week of 8 June 2026 (“I have to sleep outside my home since last week” — 17 June 2026).
- Health effects reported to Unit 61’s agent on 11 August 2026 (“the mould is substantially affecting my health now”) and again on 13 August 2026 (“It is substantially affecting my health now and i need to seek temporary accomodation until this is resolved”).
Building fabric and fitout
- Ceiling: water staining and damage(bedroom and closet/powder-room). Restoration required.
- Walls: seepage through brickwork and staining across the powder-room and bedroom sides of the affected wall. Restoration required.
- Carpet: flooded and saturated over an extended period. Requires full replacement — cleaning is not sufficient where the underlay and slab interface have been wet for weeks.
- Wall cabinets replaced at my own cost following the November 2025 event, before the 2026 recurrence.
Furniture and contents
- Bed frame, under bed cabinets and items inside — water damaged.
- Wall-mounted oak facade/top cabinets — mould growth on and behind the units. Reported to Unit 61’s agent on 11 August 2026: “the back of the cabinets is fully covered in mould and I was afraid to touch it myself to avoid further contamination.”
- Contents stored in the affected room and within those cabinets, across the following categories:
- Clothing and footwear — mould contamination. Textiles and leather exposed to sustained mould are generally not remediable to a wearable condition and require replacement rather than cleaning.
- Books and printed material — mould contamination. Paper does not recover from mould; affected items include material that is out of print or otherwise not replaceable at any price.
- Artworks and decorative objects — mould and damp exposure. Some items are unique.
- Electronics — damp and mould exposure, including damage to internal components.
- Other personal effects and valuables.
- An itemised schedule of the above, with age, replacement cost, purchase evidence and photographs, is held separately and will be provided to the responsible party, the insurer, and the Tribunal as required. It is not reproduced on this page.
- Mould described in correspondence as etched into walls, furniture and carpet rather than surface-level, and not remediable by cleaning.
Costs and consequential loss
- 2weeks of running heaters and fans continuously to dry the affected area , with associated electricity cost.
- Temporary accommodation required from the week of 8 June 2026 till early July, and again as at August 2026.
- Time and expense incurred over nine months pursuing investigation, isolation and repair across two email chains, plumbing contractors and multiple follow-ups.
Outstanding requests
As at 16 August 2026, the following remain outstanding from Unit 61 and its managing agent:
- Written confirmation of permanent repair or replacement of Unit 61’s pipework
- A concrete remediation plan and timeframe for mould treatment, carpet replacement, damaged furniture and belongings, and ceiling and wall restoration.
- Insurer and liability details for the Unit 61 owner, and lodgement of a claim
- Assessment and payment or reimbursement of remediation and damage costs, including cleaning and drying costs and reasonable consequential loss.
All rights are reserved, including to seek relief through VCAT or another appropriate forum if the matter is not resolved urgnetly.