LCQ8: Water seepage problems in public housing
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Question:
It has been reported that in recent years, many residents in public housing estates, Home Ownership Scheme (HOS) courts and Green Form Subsidised Home Ownership Scheme (GSH) courts have relayed that water seepage or leakage problems have occurred in their units, but relevant government departments have been ineffective in following up on and handling the problems, and the Office of The Ombudsman has more than once launched direct investigations into the government departments' procedures for handling water seepage problems. In this connection, will the Government inform this Council:
(1) of the number of cases received by the Housing Department (HD) in each of the past three years involving water seepage or leakage in housing units under the HD (including newly-occupied and handed-over units in HOS and GSH courts), and among them, the respective numbers and proportions of cases which were successfully handled, remained under processing and could not be handled; the specific reasons why the cases could not be handled;
(2) among the units involved in the water seepage or leakage cases mentioned in (1), of the number of units in which the water seepage problems had already existed before the units were rented out or sold; the main sources of water seepage in such units, and the solutions adopted by the HD;
(3) given that the HD carries out repair and/or refurbishment works before renting out or selling its units, of the HD's acceptance standards for the related water seepage or leakage rectification works, and how it ensures that the water seepage problems have been effectively resolved before the units are handed over to tenants or purchasers;
(4) it is learnt that the Joint Office for Investigation of Water Seepage Complaints (JO) currently uses the moisture content level of 35 per cent or above at a seepage area as one of the reference criteria for initiating investigations, but some residents of units with water seepage have relayed that the HD and JO have used different moisture content measuring instruments, testing methods and standards, leading to discrepancy between the two departments' test results, whether the Government will review and align such testing tools and standards, such as considering requiring that the instruments and methods used by the HD should be the same as or more precise than those used by JO, so as to enhance testing effectiveness; if so, of the details; if not, the reasons for that; and
(5) of the specific measures currently put in place by the authorities to prevent water seepage problems in older and structurally aged public housing units?
Reply:
President,
In response to the question raised by the Hon Adrian Ho, our reply is as follows:
(1) and (2) The Hong Kong Housing Authority (HKHA) is committed to providing quality public housing for citizens. The HKHA is highly concerned about water seepage or leakage issues in public housing units. Before the units are let or sold, the HKHA will conduct thorough repair and refurbishment works as well as final inspections prior to handover. Prior to the completion of each new construction project, the HKHA's Site Supervision Teams will conduct detailed inspections, tests and acceptance checks on domestic building works. Where defects are identified in individual units, the HKHA will oversee contractors to actively undertake relevant repair works in accordance with the established procedures. An intake ambassador is appointed for each project to assist residents with all matters related to moving in, including the monitoring of progress of repair works and assistance in re-inspecting each repair item until standards are met to the satisfaction of the property owner or resident.
The HKHA's project contract managers will assess contractors' quality of work and performance through the Performance Assessment Scoring System, which evaluates aspects including quality of materials and workmanship. A contractor's future tender bidding opportunities hinge on the overall score it achieved under the system, thereby effectively pressing the contractors to deliver high quality of work. Moving forward, we will continue to review our acceptance procedures and standards as well as construction specifications, and leverage technology to step up quality control, thereby enhancing the quality of public housing.
Should tenants of public rental housing (PRH) report water seepage or leakage in their units, the HD aims to arrange an on-site inspection within three working days of receiving the notification. Inspections are conducted by engineering staff using equipment such as moisture metres and infrared imaging to accurately identify the source of seepage, such as walls, waterproofing layers, or pipes within walls. Generally, repairs can be completed within approximately one week of entering the unit; while the actual time required depends on the complexity of the case and the co-operation of all parties involved. Additional time is required if the case involves co-ordination with neighbouring units above or below, pipe replacement, or the need for scaffolding.
The number of cases received by the HD concerning water seepage or leakage in rented PRH units during the period from 2023 to 2025 is tabulated as follows:
| Year | No. of cases received on water seepage or leakage | No. of cases successfully solved | Number of cases being processed | Number of cases unsolved |
| 2023 | 9 164 | 9 164 | 0 | 0 |
| 2024 | 9 506 | 9 506 | 0 | 0 |
| 2025 | 9 203 | 8 778 | 425 | 0 |
Among the cases being processed as of 2025, 419 were received after November 2025 and are still being processed mainly because the property owners could not cater inspection arrangements or repair schedules. There are no cases remained unsolved for an extended period of time. Over 60 per cent of the cases were found in estates built over thirty years ago, with the source of leakage most commonly found on bathroom floor surfaces or walls. The primary causes include ageing of waterproofing layers, natural deterioration of building materials, or damage to waterproofing layers or pipes during renovations arranged by tenants. The HKHA will generally re-lay waterproofing layers to affected areas to resolve the issue. The HD will continue to actively co-ordinate inspection and repair arrangements and facilitate successful completion of cases by enforcement measures.
Furthermore, to facilitate the smooth handling of water seepage or leakage issues, the HD will enforce the Marking Scheme for Estate Management Enforcement against PRH tenants who refuse to co-operate with inspections or repairs. Under this Scheme, refusal to allow the HKHA or its authorised representatives to conduct leakage inspections or carry out works within their units will incur a deduction of seven points. Over the past three years, the HD has deducted points from 21 PRH tenants for the aforesaid reason.
Regarding Subsidised Sale Flats (SSF), over the past three years, there were intakes to about 23 000 units. The HKHA received reports from residents of around 500 units (approximately 2 per cent) requesting assistance with follow-up repairs on water leakage or seepage. The relevant case numbers are tabulated below:
| Year | No. of cases received on water seepage or leakage | No. of cases successfully solved | Number of cases being processed | Number of cases unsolved |
| 2023 | 123 | 123 | 0 | 0 |
| 2024 | 92 | 92 | 0 | 0 |
| 2025 | 307 | 307 | 0 | 0 |
The majority of the aforementioned cases about SSF involved minor issues, such as debris left in window frames during construction or adjustments to window hinges affecting the seal, leading to slight water seepage in winds and rains, etc. No serious problem was found, and all cases were resolved. Given the minor nature of the required repairs, over 90 per cent of the cases were completed within seven days after the arrangement of repairs was confirmed. The remaining individual cases were basically completed within 14 days.
(3) and (4) The HKHA has always placed great emphasis on the construction quality of public housing and maintains a rigorous system for monitoring contractors' workmanship. The Specification Library issued by the HD stipulates the building materials and workmanship specifications; testing methods; and acceptance standards under new development works contracts. The HKHA requires contractors to complete works in accordance with approved quality standards and contractual provisions regarding workmanship and building materials prior to handover. For all newly completed public housing units, the HD conducts watertightness tests on windows by nozzles with pressure from the outside, as well as simulated shower spray tests on waterproof areas in bathrooms. In response to recent concerns about water seepage through pipe sleeves penetrating walls, we have enhanced the existing acceptance procedures by adding watertightness tests by nozzles with pressure for pipe sleeves and random inspections prior to project completion and handover. Furthermore, additional random inspections are conducted on pipe sleeves for each project to thoroughly inspect whether the packing around the sleeves is fully filled, thereby strengthening quality control and eradicating instances of water seepage.
The HD has consistently maintained rigorous monitoring of repair and refurbishment works. Upon repossession of PRH units, the HD's engineering staff review the units' maintenance records and conduct on-site inspections to arrange appropriate repairs. Should water seepage be identified in a repossessed unit, engineers will undertake necessary repair works upon inspections. Upon completion of the repair works, acceptance checks are performed to ensure that the leakage issue has been properly resolved. Furthermore, during refurbishment works, engineers supervise critical processes on-site, including the application of waterproof coatings to ensure comprehensive coverage of relevant areas and conduct watertightness tests. All repair works must pass inspection checks before the unit will be let to PRH applicants.
Currently, various moisture metres are available in the market, each with different parameters such as application scope, standard, and error tolerance. The HD prioritises "preventive maintenance" and "manufacturer technical standards" to maintain structural safety and the quality of residents' living environments. Consequently, even when humidity readings do not reach high levels, the HD will proactively initiate further inspections and repairs to prevent water seepage issues from worsening at an early stage. This lowers the threshold for triggering actions and enables swifter responses, allowing us to undertake repairs earlier and better maintain the living environment. This approach effectively enhances the speed and quality in addressing water seepage, and it also better fulfils residents' expectations.
(5) Since 2006, the HD has actively implemented the Total Maintenance Scheme in PRH units to proactively assesses the interior condition of units in estates aged 10 years or above, thereby enhancing residents' living environment while optimising the quality and service life of the HKHA's assets. Under the scheme, the HD proactively identifies necessary maintenance issues and promotes knowledge on home maintenance. The scheme facilitates proper maintenance of PRH units so as to reduce future instances of water seepage. With a view to addressing the maintenance needs of older estates, the HKHA arranges indoor inspections every ten years for estates aged between 10 and 30 years, and every five years for those aged over 30 years. The scheme covers all standard facilities within PRH units under the HKHA.
Should PRH tenants have a need for daily maintenance, they may contact estate offices via the Responsive In-flat Maintenance Services. Estate offices will arrange staff to conduct on-site inspections and carry out timely repairs.
We recognise that estates will age, and the associated maintenance costs will become higher with time in future. In response, the HKHA is actively planning redevelopment projects for older estates. The HKHA is currently actively pursuing 12 redevelopment projects at various stages, including research, planning and construction phases. In future, the HKHA will continue to carefully consider redevelopment plans for individual estates based on actual circumstances and in accordance with its policy and four fundamental principles, namely the structural condition of the buildings, the cost-effectiveness of repair works, the availability of suitable rehousing resources, and the potential for redevelopment at the original site.
Ends/Wednesday, January 28, 2026
Issued at HKT 16:54
Issued at HKT 16:54
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