Water Leaks & the issues that follow

 

More and more water issues and leaks are occurring. These leaks are commonly due to water heaters, air conditioning units, toilets, etc. Understandably, some may be unforeseen, but others can be averted through preventative measures. Water can cause more damage than fire, and an unattended unit can leak for months without detection. Preparation goes a long way in preventing damage. A small leak can be costly and damage multiple units. Having someone check the unit regularly is the responsible thing to do.

 

 

Consider the following guidelines to protect your unit,

 

Those unit owners who leave for the summer should contact the PBC Water Dept to shut off their service while they are away. If there are unit owners who feel it necessary to leave their account open, they should turn off the valve at the water heater to cut off water to the unit. But there is a note of caution for shutting off the water with this method, if the valve has not been updated to a modern ball valve from the original gate valve, there is a risk that the aging gate valve can break either in the open or closed position.

 

Another source of water will be the AC unit. To prevent the growth of mold, despite the lack of occupants, the AC unit should be left running over the summer months to control the temperature and humidity inside the unit. The FPL account should be left on, and the AC system set to at least 75'F (23’C) to control these risks to the unit.

 

But with no one in the unit to check if the AC is running properly daily, the risk of maintenance issues wreaking havoc inside is great. Modern central AC systems have emergency float valves that will shut off the system should the condensate line become clogged to prevent flooding. But without supervision, this safety feature could leave the system offline for weeks, if not months. There is also the risk of other issues with the AC system circumventing this valve. A leaking condensate line or rusted pan could allow gallons of water to flow into the interior of the unit.

 

Many service companies offer to inspect units on a regular basis to ensure the proper operation of the AC unit and to check for plumbing leaks. These services, along with family or friends that stay in the Village year-round could save both the unit owner and Association from thousands of dollars’ worth of repairs. Although the unit owner is responsible for the upkeep of their unit, the Association is obligated to make emergency repairs to units and the common elements to mitigate the spread of damage to other units. 

 

The units must be secured while empty. The Board should have access to each unit in the event of an emergency or routine maintenance. Emergency contact numbers should include the names and numbers of those who will be checking on the unit. The Board should also maintain a list of emergency contact information, telephone numbers, and email addresses.

 

Remember, preparation goes a long way in preventing damage. “An ounce of prevention”.