Overview (TL;DR)
From 16 July 2026, the Joint Office of the FEHD and the Buildings Department has fully implemented a new procedure for investigating water seepage in private buildings. The biggest change: if seepage is likely from the flat above, the Joint Office issues an Advisory Repair Notice to the upper-flat owner within about 14 working days of the report, requiring self-inspection and repair within 28 calendar days — about 57 working days earlier than before. The new procedure also adds technologies such as infrared thermal imaging and encourages owners to negotiate and mediate. This article explains the new procedure, owners' responsibilities, and repair directions for seepage.
The 2026 new procedure: what changed?
Previously the Joint Office had to complete three investigation stages before issuing a Nuisance Notice — often a long process. The biggest breakthrough of the new procedure is that an Advisory Repair Notice is issued after the first-stage preliminary investigation:
- Faster notification — if there is reason to believe the seepage is from the flat above, the Joint Office issues an Advisory Repair Notice within about 14 working days of the report.
- 28 calendar days to self-repair — the upper-flat owner must inspect and complete repairs within 28 calendar days, acting on their responsibility early.
- About 57 working days earlier — much sooner than the old approach of notifying only after all investigation stages.
- Escalation if ignored — if seepage persists after the deadline, the Joint Office runs Stage 2 (basic) and Stage 3 (professional) investigations simultaneously, and under the Public Health and Municipal Services Ordinance (Cap. 132) issues a Nuisance Notice, followed by re-inspection, confirmatory testing, and possibly prosecution and a court Nuisance Order.
New technology: finding the source without entering the flat
The new procedure makes full use of advanced technology to pinpoint the seepage source faster — and mostly without entering the suspected flat:
- Infrared thermal imaging analysis — newly added at Stage 1, working with the existing electronic moisture meter to preliminarily assess the seepage and its source.
- Microwave tomography scanning — used in the Stage 3 professional investigation to further confirm the source.
These non-intrusive methods make investigation faster and less disruptive — a plus for both sides.
What to do if you receive an Advisory Repair Notice
If you are the upper-flat owner, don't delay — but don't panic either:
- Get a professional to check the source quickly — engage a registered professional or licensed plumber to confirm whether it is the waterproofing layer, pipes or something else.
- Arrange repairs within 28 calendar days — and keep receipts, photos and records to show you have acted.
- If the works are complex and need more time — 28 days is not a rigid cut-off; per the Government's explanation, the Joint Office exercises discretion as long as you show real action and progress.
Which seepage is the upper-flat owner's responsibility? (Who's liable)
Not all seepage is pursued by the Joint Office under Cap. 132, and not all of it is the upper-flat owner's responsibility. Common situations:
| Seepage source | Usual responsible party | Typical handling |
|---|---|---|
| Bathroom / kitchen waterproofing failure | Upper-flat owner | Joint Office (Cap. 132) |
| Internal drainage / supply pipe leak | Upper-flat owner | Joint Office (Cap. 132) |
| External wall / window rainwater ingress | Common parts / relevant owners | Buildings Dept / OC (generally not Cap. 132) |
| Main supply pipe burst / drip | Relevant supply-facility holder | Water Supplies Department |
Clarifying the source and responsible party matters — if the source is actually external-wall rainwater or a common pipe, it may fall outside the Joint Office's Cap. 132 remit and the approach differs. When in doubt, consult the Joint Office or relevant professionals first.
Seepage repairs: what materials are typically used?
Once the source is confirmed, upper-flat repairs commonly fall into two directions (the actual method must be decided by a professional based on site conditions):
Re-waterproofing the bathroom / kitchen
If the waterproofing layer is aged or damaged, the finish is usually removed and waterproofing redone — commonly with cementitious waterproofing coatings (single/two-component) or related elastic waterproofing materials, which cure into a waterproof layer before the finish is re-laid. See bathroom & kitchen waterproofing materials.
Injection grouting (cracks, pipe penetrations)
If there is active water leaking through a concrete crack or pipe penetration, injection grouting can be considered — e.g. polyurethane (PU) leak-sealing grout, injected into the crack where it foams on contact with water to block the water path. See injection grouting / leak-sealing.
Recommended products (by repair path)
Following the repair directions above, here are examples of commonly used materials; the actual grade and method must be decided by a professional based on site conditions.
Re-waterproofing the bathroom / kitchen (cementitious coatings)
Sika SikaTop Seal 107, Mapei Mapelastic, Weber Weberdry Elastic Slurry and Optimix WP568 are single/two-component cementitious elastic waterproofing coatings that cure into a waterproof layer, suited to wet areas like bathrooms and kitchens. See more in bathroom & kitchen waterproofing materials.
Injection grouting (cracks, pipe penetrations)
PFC-350 water-based PU grout and Sika SikaFix 101 PU injection resin are polyurethane (PU) grouts that are injected into cracks and foam on contact with water to block the water path; use with injection tools (grout needles, etc.). Leak points can also be quickly plugged with Sika SikaSet Waterplug. See more in injection grouting / leak-sealing.
⚠️ A reminder: these are only examples of common materials; accurately diagnosing the source and selecting materials should be decided by a relevant professional or a licensed plumber — do not blindly DIY.
Prefer not to go to court? Mediation is an option
The Government actively promotes resolving seepage disputes through negotiation and mediation — you don't have to reach prosecution:
- Property-management assistance — FEHD runs a scheme for property-management companies to help handle residential seepage; in participating estates, about 70% of cases are resolved through management-company coordination.
- Community Mediation Pilot Scheme — launched in July 2025, providing free mediation-skills training to property-management staff to strengthen their coordinating role.
As neighbours under one roof, sitting down early and repairing promptly often beats dragging a case to prosecution.
FAQ
Whom do I contact about seepage from the flat above? How do I report it?
If you suspect the seepage comes from the flat above, report it to the Joint Office of the Food and Environmental Hygiene Department (FEHD) and the Buildings Department. District enquiry hotlines: Hong Kong Island 3691 8479, Kowloon 3156 1942, New Territories East 3426 3346, New Territories West 3150 8370. See the Government's water seepage website for details.
What is the "Advisory Repair Notice"? What should I do if I receive one?
It is a new arrangement under the 2026 procedure. If the Joint Office preliminarily believes the seepage originates from your flat, it will issue an Advisory Repair Notice within about 14 working days of the report, asking you to self-inspect and complete repairs within 28 calendar days. On receiving it, arrange for a professional or licensed plumber to check the source and carry out repairs promptly, and keep receipts and records.
What happens if I can't finish the repair within 28 days?
The 28 days is not a rigid cut-off. According to the Government's explanation to the press, if the owner is actively engaging contractors and buying materials but needs more time for complex works, the Joint Office will exercise discretion. What matters is real action and progress; only if there is no follow-up and the seepage persists will the Joint Office move to Stage 2 and 3 investigation.
I heard non-compliance costs HK$17,000 — is that a fine?
No, it is an inspection fee, not a fine. If you repair within the Advisory Repair Notice period, the Joint Office does not need to enter the flat for Stage 2/3 professional investigation, so this cost does not arise. Only where an owner fails to act and the Joint Office must carry out professional investigation and re-inspection will it recover a fee of not less than HK$17,000 from the non-compliant upper-flat owner. Repairing early saves this.
Does the Joint Office also handle external-wall or window seepage?
Not necessarily. The Joint Office mainly handles seepage caused by an upper flat that constitutes a public health nuisance (Public Health and Municipal Services Ordinance, Cap. 132). Rainwater entering through external walls or windows, common-area issues, or main-supply-pipe problems generally fall outside Cap. 132 and are handled by the Buildings Department, the Water Supplies Department, or the building's owners' corporation / management company. Identifying the source and the responsible party is important.
I received a notice but I'm sure it's not my flat leaking — what now?
You can cooperate with the Joint Office investigation and arrange your own professional inspection to clarify the source. The new procedure uses non-intrusive technologies such as infrared thermal imaging and microwave tomography to help pinpoint the source. If you have questions about your case, call your district Joint Office, and consider resolving matters with the other party through mediation.
Related products:
- Re-waterproofing bathrooms and kitchens — bathroom & kitchen waterproofing materials
- Sealing leaks at cracks and pipe penetrations — injection grouting / leak-sealing
Wah Hing stocks waterproofing and leak-sealing materials from several brands, most typically in stock — visit our Canton Road shop in Mong Kok or ask us on WhatsApp. Before repairing, have a professional diagnose the source and treat the actual cause.
