Preparing your strata property for another wet season

Across Australia, we are currently experiencing the third La Niña weather pattern in a row.

A typical La Niña season can bring higher rainfall across the country, increased possibility of tropical cyclones, and a longer monsoon season in the far north. This increased rainfall can help reduce bushfire risk, but will increase the likelihood and severity of flooding, not just in tropical Australia, but also in the south.

Strong winds are also a major factor in La Niña periods with the increased prevalence of cyclones and gale-force storms.  Those intense winds not only cause severe damage on their own, but can also raise tide levels causing coastal and low-lying seawater inundation, and erosion.

All of Australia will feel the effects of this weather system, however those effects will vary from north to south.

Northern Australia will certainly witness not just more water, but also more potentially catastrophic winds, with a greater likelihood of cyclones and monsoons. In the southern parts of Australia, even as far south as Tasmania, river systems might potentially peak and undergo slow or flash flooding. Flooding can occur days after a severe weather front has passed, as rivers fill with run-off from catchment areas.

Prepare your strata property to mitigate damage that may arise from La Nina

If you are a strata property owner, it’s vital for you to ensure you have done everything possible to mitigate any damage that may come about from La Niña.

Please remember that “an ounce of prevention is worth a pound of cure” Benjamin Franklin

By taking proactive measures to prevent losses from La Niña risks you will be ensuring that you are minimising future increases to premiums and excesses. 

What you can do in advance to minimise La Niña risks

Rainfall and hail

A good maintenance schedule to minimise potential for water damage to the property:

• Thoroughly check and clear gutters, drains, downpipes and balconies.
• Replace any deteriorating silicon on the windows and roof.
• Check roofs, especially on older buildings, for waterproof capabilities to prevent seepage into ceiling and wall cavities. Ensure tiles and roof sheeting is secure - these can not only cause leaks, but also dangerous flying debris in high winds.
• Check stormwater and flood inlet grates in basements and underground car parks to ensure they can handle sudden deluges.

Hailstorms can cause significant damage, cracking or even breaking skylights and windows, leading to rain damage to internal areas. Large hailstones can crack roof tiles, dent aluminium roofs and air conditioner units, block gutters, and result in water escaping into the building.

Contact the local state emergency services who will be able to assist by placing tarpaulins onto the roof or over damage windows.

Flooding

A few things to do for properties in areas that are prone to flood:

• Keep contents and appliances out of areas that are at risk of flooding.
• Encourage residents and businesses in units at, or below, ground-level to lift valuable items and electrical equipment off the floor.
• When there is the possibility of major flooding, strata committees should at least know where they can access sandbags in an emergency, if they don’t have barriers on hand already.
• Contact the local state emergency services for help.

High winds

Gale-force winds and cyclones can put building structures under strain, particularly windows. They can also cause secondary damage by dislodging trees and branches, and turning loose items into dangerous missiles. Regular maintenance of the property and gardens will help reduce the risk of damage. A couple of practical tips include:

• Cutting back trees and overhanging branches if they pose a risk of falling and damaging the building.
• Advise the building’s occupants to secure any items on balconies or in yards.

What you should do after La Niña strikes

Once the danger has passed, strata committees or their representatives should conduct a thorough inspection of all public areas on the property. A comprehensive report should be compiled, no matter how minor the damage.

The report should detail:

• Date and time
• The adverse weather conditions
• Damage caused by the weather event
• Take photos of the damage before repairs commence
• Previous condition of damaged area of the property
• History of maintenance or upkeep if applicable
• Any immediate rectification required and undertaken
• Expert assessments
• Plans for future repairs
• Mitigation strategies that have been put in place or will be put in place to prevent further damage.

The more detailed and extensive the report is, the easier it will be for insurers to advise on the potential recovery of costs to remedy the damage.