Here’s six things your condo board should know about poor plumbing maintenance to avoid water damage and plumbing emergencies.

1. Poor plumbing maintenance leads to disputes

Water damage caused by plumbing breaks, clogs and small leaks can lead to major disputes over who pays for repairs. While pipes inside a unit are the tenant’s responsibility, “public” pipes are the responsibility of the condo corporation.

A major failure in the vertical kitchen stack, main water supply valve, and drains/sump pits can impact several units. That means your condo corporation has to foot the bill for all repairs and replacements in both common and private spaces.

2. Annual plumbing inspections mitigate risk

Plumbing inspections are one of the most critical elements of an effective preventative maintenance program. Having a plumber assess the system to identify issues and make repairs will ensure all components are maintained and serviced, prolonging life.

Setting up a maintenance contract with a plumbing service is the most cost-effective way to go. The contract should include inspections and a preventative maintenance schedule to address the following:

• Cleaning kitchen stacks with high pressure power flushing to remove debris
• Checking and calibrating main water supply valves
• Drains and sump pits inspection and cleaning
• Inspection of public potable water pipes
• Inspection of common elements for signs of leaks
• Main sewer line inspections to check for blockages

3. Unit-led maintenance helps share responsibility with residents

Improving awareness helps ensure each resident understands how their actions impact the entire building’s plumbing health. Basic unit maintenance tips to share in your welcome package include:

• A list of non-dumpable/flushable materials: This list helps mitigate risk for main stack issues including pipe damage, backups, leaks, and flooding. When residents know repair costs for clog-related damage in their units also includes damage to neighbouring units and common areas, they’re less likely to create clog issues.
• Checking exposed pipes: Regular resident inspection of exposed pipes under the bathroom and kitchen sink for obvious leaks, mould and mildew in the lower cabinets, corrosion, etc. will help ensure timely repairs. Again, stressing timely unit repairs will avoid residents paying for damage to other units and common areas helps get them on board.
• Reporting changes in water pressure: Ask residents to report changes in water pressure to help identify leaks in the public system or nearby units.

4. Staff plumbing emergency protocols are critical

Emergency procedures and communication protocols related to major plumbing events will help reduce damage. A written guide should outline the following:

• Criteria that identifies a plumbing emergency.
• A 24/7 emergency contact for property management and the plumber on contract.
• When and how to communicate with residents.

Inclusion of emergency response services in property management and plumbing contracts is also essential. Using technology to contact third parties, inform residents, track repairs, and provide real time updates on repair status helps streamline the emergency process.

5. Timely component replacement is part of effective reserve fund planning

Tracking expected life spans for plumbing system components ensures replacements are on your reserve fund budget’s radar. Timely component replacement is critical to effective reserve fund planning and should be addressed at the moment a system shows signs of deterioration.

6. Leak detection technology reduces risk

Leak detection technology improves water flow efficiency and reduces damage related to leaks. For example, sensing cables installed in high-risk areas of units detect leaks at the first drip, automatically cuts off the water supply and informs the unit owner of the issue.

Understanding these plumbing-critical facts will help you create a plumbing maintenance strategy to safeguard against plumbing disasters.

CPO Management Inc. is a property management company in Toronto and the GTA specializing in helping condo boards improve building management with effective preventative maintenance and reserve fund planning. Reach out to us today to learn more about our condo services.