What Changed
- Implementation of infrared thermography in Stage I inspections and mandatory 28-day repair Notification Letters for upper property units.
- Parallel Stage II and Stage III investigations triggering statutory Nuisance Notices under Cap. 132 and inspection cost recovery of at least HKD 17,000 starting around mid-December 2026.
- Clarification that the upcoming three-tier dispute resolution mechanism under Cap. 344 excludes internal building water seepage disputes.
The Joint Office (JO)—operated by the Food and Environmental Hygiene Department and the Buildings Department in Hong Kong SAR—has implemented new procedures on a trial basis since July 16, 2026, to streamline water seepage investigations in private residential premises. Property owners, occupants, building managers, and legal professionals in Hong Kong SAR are directly affected by these updated investigation workflows and statutory enforcement actions.
Under the new procedures, the JO incorporates infrared thermography alongside electronic moisture meters during Stage I inspections to identify potential seepage sources. Where an upper unit is suspected, the JO issues a Notification Letter requiring the unit owner to self-arrange an inspection and complete necessary repair works within 28 calendar days. If the owner fails to comply and seepage persists, the JO initiates Stage II and Stage III investigations in parallel.
Where investigations confirm that seepage originates from the upper unit, the JO issues a statutory Nuisance Notice (NN) pursuant to the Public Health and Municipal Services Ordinance (Cap. 132). The NN obliges the owner to eliminate the nuisance within a specified timeframe. Furthermore, the authorities will recover inspection costs calculated on actual expenditure—including staff resources, outsourced consultant fees, transportation, supervision, and departmental administrative expenses—estimated at not less than HKD 17,000. Issuance of Nuisance Notices and cost recovery under the new procedures are expected to commence around mid-December 2026.
Between July 16 and October 22, 2026, the JO received 19,048 cases. Of the 12,746 cases completing Stage I inspection, 4,322 Notification Letters were issued. For 828 verified cases where the 28-day notification period expired by October 3, 2026, water seepage was successfully resolved in 424 cases (about 51 per cent), extensions were granted in 29 cases (about four per cent), and Stage II and III parallel investigations were commenced for 375 cases.
Separately, the Government clarified that the Home Affairs Department's upcoming three-tier dispute resolution mechanism addresses disputes related to the Buildings Management Ordinance (Cap. 344) and Deeds of Mutual Covenant, but does not cover intra-building water seepage. Owners are encouraged to utilize public resources, technical guides, and professional mediation services listed on the Water Seepage Thematic Webpage.
Who May Be Affected
Property owners, residents, building management companies, mediators, and legal advisors operating in Hong Kong SAR.
Cross-Border Context
Relevant to cross-border legal practitioners, property managers, and institutional investors managing residential portfolios in Hong Kong SAR.
What to check next
- Implementation progress of statutory Nuisance Notices and cost recovery around mid-December 2026.
- Official updates and technical guidance published on the Water Seepage Thematic Webpage by the Hong Kong SAR Government.
This article provides general information and does not constitute legal advice. Consult the official text and obtain advice appropriate to your circumstances where needed.