Life of Water Lines. Water pipes in condominium projects are generally projected to last the life of the project, i.e., more than 30 years and are, therefore, not listed in most reserve studies. In reality, water lines eventually need replacement, especially if they are galvanized pipe or thin-walled copper. Eventually, pinhole leaks develop or they fail altogether, leading to floods.
Insurance. Many insurance carriers will not pay for damage from water leaks if it determines that the damage was due to the board's failure to replace the failing lines. Insurance will normally pay for sudden unexpected losses but not losses where the board knew about the problem and took no action to correct it. Other carriers will pay for the damage but by the third or fourth leak, they will cancel the policy. Once canceled, the premiums for new insurance will be significantly higher.
Partial Repairs. If boards choose to replace some lines with cooper and not others, mixing copper with galvanized can lead to galvanic corrosion between the dissimilar metals which will speed the deterioration of the pipes. As a result, partial replacement of galvanized lines is not a permanent solution to the problem.Sometimes plumbing in an older building can be replaced gradually. Following is a program implemented by one association:
Because our building is 35 years old, we assume a plumbing drain problem inside a unit extends to the entire line. So instead of repairing the immediate problem, we replace the line serving the unit and the units above and below. We allocate $8,000 per year for unidentified plumbing work in the Reserve Study. We attack the problem from the outside of the building wherever possible to minimize the inconvenience of repairs inside units. This almost always requires removal and replacement of stucco, but it is no worse than cabinet, drywall, painting inside the unit. It is much easier to coordinate work on the outside which means it gets done sooner. This policy has virtually eliminated weekend plumbing emergencies. -Mike G.
Recommendation: Before deciding on a gradual replacement program, boards should consult with a qualified plumber to determine the quality of the plumbing system in their development and the projected failure rate of lines. Depending on cost and failure rates and potential damage, boards may want to replace all lines at one time rather than gradually. Boards should also consult with legal counsel on the best course of action.
ASSISTANCE: Associations needing legal assistance can contact us. To stay current with issues affecting community associations, subscribe to the Davis-Stirling Newsletter.