A Simple Water Leak Turned Into a Multi-Unit Disaster

When a Minor Leak Impacts Multiple Units

On the morning of 12 December 2025, our team received an urgent call from a property manager in Newstead, QLD. A water leak had been discovered in one of the apartments, and what initially appeared to be a small patch of damp carpet quickly revealed itself to be something far more serious. Moisture was spreading through the building structure, affecting multiple levels and several neighbouring units.

The first signs of trouble were found in the first affected apartment, where the property manager was already on site, worried about saturated flooring and the possibility of moisture becoming trapped beneath the surface. We arranged immediate access, and our technicians mobilised to assess the situation. At that stage, the cause was still uncertain—was it a burst hose, a plumbing failure, or perhaps an air‑conditioning system leaking condensate? By the time we arrived, the active flow had stopped, but the carpets and underlay were already holding significant moisture.

What unfolded over the next few hours was a complex restoration scenario—one involving both a sudden plumbing failure and a long‑term HVAC issue. This dual‑source water damage required careful diagnostics, structured mitigation, and coordinated repairs to stabilise the building and protect its occupants.

The Initial Emergency: Responding to Clean Water Damage

The event began with an urgent call from a commercial property reporting water pooling in an apartment. The immediate concern was the saturated carpet and underlay, which required extraction and removal to prevent moisture from becoming trapped. Early observations suggested clean water, though the exact source was unclear at first.

Technicians were granted quick access to the site, allowing mitigation to begin without delay. Initial theories pointed to either a cold‑water supply issue or a leak from the air‑conditioning system, but the flow had already stopped by the time the team arrived.

The Investigation: Two Distinct Causes of Loss

Once moisture mapping and thermal imaging were completed, it became clear that the property was experiencing water damage from two separate sources.

Cause 1: Structural Plumbing Failure (Category 1)

The primary water loss originated from an upper‑level apartment where a flexible hose connected to a laundry water inlet had burst. Clean water spread across the flooring before migrating downward through the building structure.

The affected areas contained rubber sponge underlay, a material known for absorbing and retaining large volumes of water. This significantly increased the extent of the damage and required a more intensive drying process.

Cause 2: Chronic HVAC Condensate Leak (Condition 2)

A second moisture‑affected area was discovered beneath an air‑conditioning unit. This location was remote from the plumbing failure, indicating a separate issue.

Moisture was detected in wall sections and window framing, and early surface mould was observed on personal contents stored nearby. The occupant confirmed that the AC unit had been leaking for an extended period. This long‑term moisture exposure aligned with IICRC Condition 2, which involves early mould activity and settled spores.

Mitigation and Structural Drying

With both moisture pathways identified, technicians began a structured mitigation process. The affected materials included carpet, rubber underlay, plasterboard walls, skirting boards, and window framing. Based on the extent of saturation, the incident was classified as Class 2 under IICRC standards.

The initial work involved:

• Moisture assessment and thermal imaging
• Water extraction
• Removal of saturated underlay where required
• Application of antimicrobial and anti‑browning treatments

To ensure full structural drying and prevent secondary damage, professional drying equipment was installed. This included air movers, a snail fan, a dehumidifier, an RCD, and an air filtration device.

Technicians returned for monitoring visits, adjusting equipment placement as moisture readings indicated ongoing saturation in certain areas. Once the structure reached acceptable moisture levels, all equipment was removed. Final steps included HEPA vacuuming and antimicrobial treatment of affected surfaces.

Preventative Measures and Final Recommendations

Successful remediation required addressing both the sudden plumbing failure and the long‑term HVAC issue. To prevent recurrence and ensure the building’s stability, the following actions were recommended:

Plumbing Upgrades Engage a licensed plumber or builder to investigate the flexible hose failure and consider upgrading fittings, such as installing braided hoses with isolation valves.

HVAC Repair Arrange for a licensed HVAC technician to inspect and repair the air‑conditioning unit, focusing on condensate drainage and wall penetrations.

Mould Remediation Assess wall linings and window framing beneath the AC unit for hidden moisture or mould and remediate as necessary.

Restoring Stability After Dual‑Source Water Damage

Managing water damage from two unrelated sources requires a methodical approach. Both the immediate leak and the long‑term moisture issue must be resolved to prevent ongoing deterioration. By combining detailed diagnostics, structured drying, and targeted recommendations, the property was stabilised and prepared for reinstatement.

For urgent water damage response call 1300 899 276 or send an enquiry at eliterestoration.au