As Sydney's rainy season draws near, it's time for the owners' corporation to dust off their stormwater management plans – if they haven't already! Sure, dreaming about turning the courtyard into a pool paradise might be fun, but nobody wants to wake up to a surprise flood party or find their car swimming in the car park!
Stormwater management is a critical aspect of maintaining the integrity and functionality of properties and sites within strata communities. From drains to rainwater tanks, each component plays a vital role in safeguarding against water damage and ensuring efficient water flow. To effectively manage these assets, it is imperative for Strata Committees to grasp the requirements and responsibilities associated with their maintenance. In this article, we delve into the essential aspects of stormwater asset management, detailing inspection schedules, service procedures, and key considerations for various stormwater devices.
Preventative Maintenance: Inspection and Service Frequency
Regular inspection and servicing are paramount for the upkeep of stormwater assets. A structured approach involving six-monthly inspections and annual servicing ensures that potential issues are identified and addressed promptly. This proactive strategy minimises the risk of damage and optimises the performance of stormwater systems.
Key Stormwater and WSUD Assets:
Stormwater and Water Sensitive Urban Design (WSUD) assets encompass a diverse range of components, each requiring specific attention during inspection and servicing:
Drains, Pipes, and Stormwater Pits: During six-monthly inspections, the operational efficiency of drains and pits is assessed, with particular emphasis on identifying any damage caused by storms or other events. Annual servicing involves thorough cleaning to remove sediment, leaves, and debris, with additional attention given to pits equipped with filter devices.
OSD, Tanks, and Filters: The inspection of Onsite Stormwater Detention (OSDs), water tanks, and filters every six months ensures their effective operation. Annual servicing entails comprehensive cleaning, including pressure and vacuum cleaning of detention tanks to eliminate sludge and debris. For systems incorporating filtration, regular cleaning and potential media replacement are essential to maintain functionality.
What is OSD? Onsite Stormwater Detention is a large underground tank designed to temporarily hold excess stormwater runoff during heavy rain events. When it rains, stormwater flows into the detention tank instead of overwhelming the drainage system or causing flooding. The tank slowly releases the stored water into the drainage system at a controlled rate, helping to reduce the risk of downstream flooding and erosion.
Water Pumps and Pumping Stations: Six-monthly inspections focus on checking pump operation, floats, and alarm systems, with annual servicing involving meticulous cleaning of wells, floats, and pumps. Utilising vacuum trucks may be necessary to remove accumulated material, ensuring uninterrupted pump performance.
Car Wash Bay/Plate Separator: Regular inspections every six months assess the condition and functionality of car wash bays and plate separators, with particular attention to pump operation and alarm systems. Annual servicing encompasses thorough cleaning of plate separators, along with proper disposal of oil and sludge waste, preserving the efficiency of these crucial components.
What is a Plate Separator? Also known as an oil-water separator or grease trap, is a device used to remove oil, grease, and other contaminants from wastewater before it is discharged into the sewer system or the environment. Wastewater enters the plate separator and flows through a series of plates or baffles. These plates create a zigzag pathway that slows down the flow of water, allowing oils and greases to rise to the surface. Meanwhile, heavier solids settle to the bottom of the separator. The separated oil and grease are then collected and removed from the system, while the cleaned water continues on its way.
Roofs, Gutters, and Downpipes: Annual inspections of guttering systems and downpipes are essential to prevent blockages caused by debris or vegetation. Servicing activities include clearing leaves and debris from gutters, eaves box systems, and downpipe outlets to maintain unobstructed water flow. Innovative techniques such as piloted drone inspections offer a non-intrusive method for visual assessment, enhancing efficiency and safety.
Gutter cleaning companies frequently provide additional services, such as conducting visual roof inspections to identify obvious issues like cracked or broken tiles, which are then marked for replacement.
Effective management and maintenance of stormwater assets are fundamental to preserving the integrity and functionality of strata properties. By adhering to structured inspection schedules and implementing comprehensive servicing procedures, Strata Committees can mitigate risks, prolong asset lifespan, and ensure optimal performance. Prioritising stormwater management not only safeguards against water-related damage but also promotes sustainability and environmental responsibility within strata communities.
For professional assistance in managing your strata property effectively, partner with Compass Strata. Our expert team offers tailored solutions to meet your specific needs and ensure the smooth operation of your property. Contact us today and let's work together to create a safer, more sustainable environment for your community.
