Condo Association Insurance - Preventing Water Damage

Is water damage a problem in your condo association complex? Water damage insurance claims are the number one claim headache for any condo association. The problem you have is that there are so many sources of water damage insurance claims that you can’t possibly foresee all of them.

There are some things your condo association can do to mitigate risks related to potential water damage. Here are some areas of susceptibility that your condo association may want to check out, as they might, and might not, be obvious water sources.

Poorly installed or below grade plumbing – The fact may be that you your condo building or unit may have the incorrect grade of copper piping. Also, improper soldering of joints could be an issue as well. Did the builder of your complex cut some corners? Were there some palms greased when the inspector came around?

Another area that could be causing problems is the fixtures themselves. Were they properly installed? What is the quality of the fixtures? These are some areas that might be worth inspecting by another contractor to determine if one of these areas is your problem.

The condo unit owner – Your condo unit owner is your worst enemy. Within the walls of their kingdom, cond unit owners in a condo association have a tendency of not caring about their neighbors or the condo association. In my line of work as an condo association insurance underwriter, I have seen claims for pretty much every possible stupid thing that a human can do. Did one of your condo unit owners leave on vacation and left the bathtub water running? Do they have a toilet that constantly overflows?

When it comes to underwriting condo association insurance, you would be amazed at the levels stupidity can reach. Condo unit owners can cause severe damage to, not only their property, but other condo unit owners and the condo association as well because of carelessness and inconsideration.

One other major area of concern for the condo board is washing machines in condo units. Do you require condo unit owners to have non-burst hoses? This is another major source of water damage in condo associations.

Slabs and foundations – This is another area where a building contractor may have cut corners. The area where there is a problem, most times, is that the material used for the slab or foundation is not compatible with the composition of the surrounding soil. Some soils may have a low percolation rate which can cause water pooling and subsequent migration through your foundation or slab. Also, their might be a problem with the pH of the soil and the materials or moisture barriers used. Did the contractor install a moisture barrier? Once again, an inspection of the soil and the foundation can unlock some mysteries and bring relief to a new condo association.

Roofing – A condo Association's roofing is another major concern when it comes to water damage. Some areas that could be causing a problem are improperly installed shingles, improperly installed or missing flashing, poor fascia design and improper drainage of gutter systems. The only answer to any of these is to inspect and correct.

I have touched upon the most common areas of water damage found in condo assocation properties. The reason that water damage should be a major concern to you is that not only does water damage cause visible damage in condo association properties (damage of walls and ceilings, water seepage into electronics, warping of floors and walls), but it also causes hidden damage as well, mold. We will cover mold at a later date and show you ways to insure and control mold.

Now, you probably are asking, “What can I do to avert these problems?” Well, although these won’t stop all of your headaches, they will give you a good starting point to avoid and prevent most of them:

Proactive Management – This is probably the most important safety tip I can offer. You as the condo association have the option of handling your condo association property proactively or reactively. The choice is you condo boards. If you look for signs of problems before they become problems, you can avoid potentially costly repairs to the condo association and disgruntled condo unit owners. If you have a condo management company working for you, remember that they work for you. They are your first line of defense against unwanted water damage problems.

Interview Contractors – Although we all want the best deal, the best price is not always the best choice. Ask for a detailed invoice including the manufacturer and part numbers of all products the contractor is planning to install. Call the manufacturer. Most top end manufacturers will have information available for you to review about their products and recommended usages.

Do not blindly accept recommendations from your property manager. Ultimately, you, the condo association and your condo board , are responsible for what happens on your property.

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