Time To Bail Anatomy of a leak Fast & slow moving water Presented by Andrew Bateman – TriSure abateman@trisure.com www.palnc.com/hoa Andy Onofrio ‐ Onofrio Construction andy@oci ‐ nc.com
Topics • 2 types of leaks • Case studies • Commons leaks to watch out for • Recommended preventative maintenance • What to do when water happens
The Two Types of Leaks • Fast moving water – Quick onset – Typical damage is surface • Slow moving water – Can take days, months, or even years to be seen – Typical damage is structural
Fast Water Leaks • Plumbing Leaks • Toilet Supply lines • Washer Machine Hoses • Hot water Heaters • HVAC Clogged Drain lines
Ruptured Pipes and Fittings
Dirty Word Warning! Polybutylene Replace it ASAP
DIY Engineering
Washing Machine Hoses
Braided Hoses
They fail too!
Communication • Always refer to the Covenants and By ‐ Laws • Clearly let Unit owners know their responsibility • Read the Definition of a Unit • Maintenance Responsibilities of the Association • Insurance Section, stating what SHALL the Community be required to Insure
Responsibility Chart • List in as much detail the responsibility of the Association and/or the Unit Owner. • What Insurance Coverage should the Unit owner have • Example: HO ‐ 3, HE ‐ 7 or an HO ‐ 6 • Property, Liability, Personal Property, Possible deductible Coverage, Water Sewer Back ‐ up and other coverage's also.
Annual Review • The Insurance Coverage should be reviewed annually. • Make sure the Coverage is written to the specifications of the Covenants. • The review is also for the new Board members
Slow Water Leaks • Roof Leaks • Flashing Leaks • Plumbing Leaks
Slow Plumbing Leak Toilet wax ring
Leaking Shower
Roof Leaks According to the Asphalt Roofing Manufacturers Association “Most leaks occur where roofs meet sidewalls and around penetrations such as skylights, vent pipes and chimneys.”
Vent Boots Thermoplastic
Lead What is the solution?
A Permanent Repair
Chimney Leaks 3 Most Common Problems Flashing Cricket Crown
Flashing and Crickets
The Perfect Chimney!
Crown Leaks
How many roofers does it take to pour a new crown?
Seven. One to pour the mortar and Six to supervise .
Side Wall Leaks • Intersection of walls with roofing surfaces • This type of leak tends to be a slow water leak • It can lead to serious structural damage
Common Causes of Sidewall Leaks • Step flashing • Kick out flashing • House wrap
Kick Out Flashing
House Wrap
Does This Look Familiar?
This is the culprit
The Solution
Step Flashing Failure
Improper Installation
Mild Damage
Not So Mild Damage
The Beginning of A Huge Problem NO HOUSE WRAP!
Vinyl Siding Is Not Water Proof
House Wrap Issues
Balconies • Very slow leaks that can go undetected for Years and cause extensive, dangerous, and EXPENSIVE repairs • Difficult to pinpoint the exact source • Repairs typically involve more than just one issue
Found by Accident
Foundation Leaks
Claims • Work with your insurance professional to determine the requirements of the Insurance for the HOA based on the Covenants. • A water claim can be denied based on Negligence of the Unit Owner. Highly recommend that water be left to the professionals
Unit owners Coverage • Determine what is not covered by the HOA and needs to be covered by the Unit Owners. • Based on the Covenants, there still may need property coverage for example upgrades, Appliances, fixtures, and some times Wall Coverings, Sheet rock, paint and every combination.
Communication • The Boards job is to Follow the Covenants • The Covenants do not make the Unit owners do Preventive maintenance. • Communicate the responsibility to the Unit Owner of the Deductible. • Consider Higher deductibles to encourage Preventative maintenance
Prevention Preventative Maintenance Maintenance Responsibility Chart Hire Licensed Professionals Transferring the Risk to the Professional Nobody wants a Claim denied because a Unit Owner did the work themselves
WATER! Now what • Treat water like with the same urgency you would with Smoke and Fire • If you can stop the water leak, do everything within reason • Take precautionary steps to stop the spread • Call Community Manager • Call Restoration Company to start Drying • Call your Insurance Agent
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