Case Studies | 案例實證

Case of Identifying the Source of Water Leakage in Residential Buildings on the South Shore of Bel-Air

Project Background​

On 17 March 2025, Silver Consultants & Surveyors Limited was commissioned to investigate a water leakage issue at a high-floor residential unit in South Horizon, Phase 2 of Residencia Aldeia de Paquete, Pokfulam. The owner reported water stains on walls, mildew formation on floors, and cracking of wood finishes in multiple areas including the rooms, corridor, and kitchen. Initial inspection by the management office suspected leakage related to the external wall and common pipes, requiring clarification of responsibility and repair solutions.

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1. Key Findings & Scientific Evidence

Identification of Leakage Source

Infrared scanning indicated that part of the metal pipes within the common pipe duct on the podium had not been replaced with plastic pipes, with signs of corrosion and water stains observed at the joints (Refer to Fig. 2.5a - Fig. 2.5d in original report).

Comparison of indoor and outdoor temperature and humidity data confirmed the water migration path originated from the failed waterproofing layer on the podium, spreading to the interior.

Assessment of Internal Damage

Room 1: Plaster peeling on walls, deformed wooden flooring, mouldy and deteriorated skirting boards

Corridor: Water stains on walls, peeling paint and plaster, mouldy and loosened skirting boards

Living/Dining Room: Water stains on walls, mildewed wooden flooring, water-damaged main entrance door

Kitchen: Sink cabinet unit showing water damage, mould, cracked panels; loose marble threshold at kitchen door

2. Technical Analysis & Liability Assessment

Conclusion on Liability: The primary cause was inadequate maintenance of common utilities​ (failure to replace ageing metal pipes), with contributing factors including long-term failure of the podium waterproofing. The management corporation bears primary responsibility.

（Location of public water pipe slot）

3. Repair Recommendations & Cost Estimation​

Immediate Repairs: Replace remaining metal pipes in the common duct with plastic pipes; redo podium waterproofing layer (Estimated cost: HKD 150,000).

Internal Restoration: Remove and replace damaged flooring, wall plaster, and kitchen cabinets with moisture-resistant materials (Estimated cost: HKD 127,000).

Total Estimated Cost: Approximately HKD 277,000, based on Hong Kong Government wage standards (December 2024), with an estimated工期 of 8-10 working days.

Silver Surveyors' Insight​

Water leakage in high-end residences is often concealed behind finishes. This case demonstrates how cross-verification using infrared scanning and visual inspection​ accurately pinpointed defects in common utilities, preventing the owner from bearing undue losses.

（Loss assessment and repair checklist）

Legal Validity​

Report signed by Mr. Leung Ka Chun (MRICS, MCIOB), a Registered Surveyor and Court-Accredited Expert Witness, complying with Appendix E of the Hong Kong Rules of the District Court.

Findings are based on objective data and verifiable evidence, constituting admissible court evidence.

Schedule a Similar Inspection​

If your property is experiencing similar issues, call +852 34899268​ for a scientific assessment and legal support solution.

Common Pipe Duct on Podium

Corroded metal pipes, cracked waterproofing layer.

Abnormaltemperature detected via IR scan, excessive humidity levels.

Water damage, mould growth, structural deterioration.

Visual inspection and humidity readings consistently confirmed damage.

Internal Spaces

Inspection Area

Key Findings

Supporting Evidence