⚠️ Not legal advice. This is a general HK norms guide based on hundreds of jobs we have run. Your tenancy agreement and (for flats) DMC are the actual binding documents. If money is large, escalate to Lands Tribunal or seek a Hong Kong solicitor.
Quick reference table — typical HK liability
| Scenario | Tenant pays | Landlord pays | OC / Management pays |
|---|---|---|---|
| Hair clog in bathroom drain | ✓ | ||
| Wet wipes / foreign object in toilet | ✓ | ||
| Cooking grease in kitchen drain | ✓ | ||
| Blockage in first 30 days of tenancy (pre-existing) | ✓ (typical) | ||
| Cast-iron pipe corrosion / scale (age) | ✓ | ||
| Shared vertical stack blockage (flat / tong lau) | ✓ (Cap 344) | ||
| Tree-root intrusion in outdoor drain | ✓ (house) / ✓ OC (estate) | ||
| Village house septic tank pump-out | ✓ (capital infrastructure) | ||
| Common-area corridor floor drain (estate) | ✓ | ||
| Podium / basement drain (estate) | ✓ | ||
| AC condensate from neighbour upstairs | neighbour first, then OC | ✓ (if no resolution) |
Five most common dispute scenarios
Scenario 1: First-week tenant — toilet blocks day 3.
Usually pre-existing condition. Landlord typically pays for the first call within 30 days of move-in unless tenant clearly caused it (witnessed foreign object, etc.). We provide a written diagnostic showing whether the clog is fresh use (paper, hair) or aged buildup (scale, biofilm). Aged buildup = landlord.
Scenario 2: Tong lau toilet — third block in 6 months.
Recurring blockage in a 30+ year tong lau is almost always shared-stack restriction, not tenant use. OC under Cap 344 BMO is responsible for shared stack maintenance. Tenant and landlord both push the OC; landlord is the registered owner so the formal letter comes from them. We provide written diagnostic + photos that go straight to the OC chair.
Scenario 3: Estate flat — corridor floor drain backs up into your flat.
Common-area infrastructure failed and spilled into your flat. Damage to your flat: home insurance claim (you make it, then claim back from management). Drain repair itself: management. Photo evidence with timestamp + geotag is essential. We provide that with every paid call.
Scenario 4: Village house — septic tank full after 6 years.
Septic tank is capital infrastructure of the property, not consumable. Landlord pays for pump-out (typically HKD 1,500-4,000). Tenant did not "cause" a tank filling over years. New owner may try to push to tenant — refer them to the deed of sale on the property if in doubt.
Scenario 5: AC condensate dripping from upstairs neighbour.
Neighbour's lateral AC drain. Approach neighbour first (politely, with photo evidence). If no response in 7-14 days, escalate to building manager / OC. If still no response, Lands Tribunal can issue an order. We can provide written diagnostic that confirms the source is their unit not yours — essential for any escalation. See our AC condensate guide.
Paste-ready WhatsApp templates
Copy the relevant template, fill the blanks, and send to landlord / OC / neighbour.
Template 1 — to landlord (first 30 days)
Hi [landlord name], we noticed the [bathroom/kitchen/toilet] drain at [unit address] is [slow/blocked/smelling]. This started on [day X of tenancy].
We have arranged a diagnostic from a licensed contractor — typical HKD 800 for the visit, written quote first, no work without your approval.
Given this is within the first 30 days of move-in, I believe this is pre-existing. The diagnostic report will confirm — if it shows aged buildup (scale / biofilm / corrosion), please confirm you will cover the cost. If it shows fresh use, I will cover it.
OK to proceed with diagnostic?
Template 2 — to OC chair (tong lau / shared stack)
Dear OC Chair,
Re: recurring drain blockage at [unit address], [building name].
This is my [Nth] blockage in [N months]. A licensed contractor diagnostic dated [date] confirms the root cause is shared vertical stack restriction (rust scale / corrosion), not in-unit lateral pipe. Photos attached.
Under Cap 344 (Building Management Ordinance), shared waste stack maintenance is OC responsibility. Please add stack assessment to the next OC meeting agenda and arrange competitive quotes.
If no action within 30 days, I reserve the right to escalate to Buildings Department for a Repair Order.
Thank you.
Template 3 — to neighbour (AC drip / waste line)
Hi neighbour,
I'm in [your unit number]. I have noticed water dripping from [your AC unit / waste pipe / floor above] onto my [balcony / window / kitchen ledge] since [date].
Photos / video attached for reference.
This could be your AC condensate line or a small leak. Both are quick fixes — typically HKD 800 from a licensed contractor.
Could you please check and arrange a fix in the next 7-14 days? Happy to share my contractor's contact if useful.
If unresolved, I will need to escalate to building management.
Thank you.
Template 4 — to estate management (common-area)
Dear [Estate name] Management,
Issue: [corridor floor drain / podium drain / light well / basement sump] at [exact location] is [blocked / overflowing / smelling].
Started: [date / time]
Photos / video: attached
Witnesses: [neighbour name if any]
This is common-area infrastructure under the DMC, requiring management to commission repair via a listed contractor.
Please confirm:
1. Acknowledgement and reference number
2. ETA for inspection and repair
3. Any interim safety measures (if water ingress to my unit)
If my unit has been damaged by the common-area failure, I will be submitting a separate claim.
Thank you.
Photo evidence checklist — prevent disputes before they start
Take these on your phone within 5 minutes of noticing the problem. Geotag and timestamp are automatic on most HK phones. Send via WhatsApp (preserves timestamp).
- Wide shot of the affected fixture + room, showing context
- Close-up of the water level / blockage / smell source
- Photo of any visible damage (ceiling stain, paint bubble, floor warp)
- Short video (10-15s) of water flowing / not flowing
- Photo of any nearby evidence (corroded pipe, scale, foreign object, lint)
- If common-area: clear shot showing it is outside your front door
- Time and date stamp visible in your phone clock if possible
We provide before/after photos with every paid job, timestamped and geotagged — this is exactly the evidence quality a landlord, OC, neighbour or insurer will accept.
When to call DrainFix HK
Whichever party ultimately pays, the first step is a written diagnostic. We respond 120-min typical, quote in writing on WhatsApp before any work, and from HKD 800 starting. The diagnostic report is the document that settles the dispute — and it is free with any paid clearing, or HKD 500 standalone.