Question: The neighbour downstairs has water dripping from their ceiling on the same footprint as my balcony. Am I liable, and do my balcony tiles have to come up?
Answer: Under most Malaysian JMB rules the strata unit owner is responsible for their own balcony waterproofing. The leak is usually a failed acrylic or cementitious membrane, cracked tile grout, a blocked balcony drain causing ponding, or hairline cracks in the slab. A ponding test confirms the path. With the downstairs owner’s permission, PU grouting from below often seals hairline cracks without touching your tiles. A full tile-hack and new membrane typically takes three to five working days for a standard balcony.
This is a condo open balcony leaking to the unit below. It is not a swimming-pool or wet-deck balcony leak, and it is not an indoor leaking bathroom.
Why Condo Balconies Fail in the Klang Valley
- Failed acrylic or cementitious membrane after years of UV and ponding.
- Cracked tile grout letting rain through to the slab.
- Blocked balcony drain so water sits against the door threshold.
- Concrete slab hairline cracks.
A JMB repair notice means treat it as urgent and keep written records of the repair for later claims.
What to Check Before Anyone Hacks Tiles
| Check | Why it matters |
|---|---|
| Does water sit after rain? | Ponding overloads a tired membrane |
| Is the drain grate packed with leaves? | Clearing it is the first cheap test |
| Does the drip match shower use or only rain? | Indoor wet area vs balcony |
| Has grout already been resealed? | If yes and it still leaks, the membrane or slab is next |
What Repair Involves
- Ponding test to confirm the leak path.
- PU grout the slab from below if access is allowed.
- Strip tiles, apply a new membrane and retile when the membrane has failed.
- Clear blocked drains and add a drip edge where the detail is missing.
Full tile-hack + new membrane + retile is typically 3 to 5 working days for a standard balcony. Waterproofing carries the published Up to 5-Year Written Leak-Free Guarantee.
Costs in KL and Selangor
Published guidance is RM 800 to RM 6,500+ depending on membrane state. KL Servis Rumah publishes PU high-pressure injection grouting from RM 300 per point, bathroom and wet area waterproofing from RM 1,000, and roof and concrete slab waterproofing on quote.
Use the balcony waterproofing estimator or compare methods in PU grouting vs full membrane.
Related Problems
- Concrete slab crack leaking in rain — a linear rain-only crack rather than a whole balcony deck.
- Swimming pool leak onto a balcony — open wet deck / pool shell.
- Bathroom leak — indoor wet area, not the balcony.
Frequently Asked Questions
Am I liable for the downstairs unit’s damage?
Under most Malaysian JMB rules yes — the strata owner is responsible for their own waterproofing. Fix urgently and document the repair.
Can you PU grout from downstairs without hacking my tiles?
Often yes, with the downstairs owner’s permission. Success rate is high for hairline cracks.
How long does a balcony re-membrane take?
Typically 3 to 5 working days for a standard balcony.
Answer the Notice With a Proper Repair
A grout reseal that already failed will not satisfy a second JMB notice. KL Servis Rumah provides waterproofing across Kuala Lumpur and Selangor.
Send the JMB note and a photo of the balcony drain — WhatsApp our waterproofing team.