As our building gets older, more water leaks happen. These leaks can damage not only the unit with the leak but also the units next to it. This can be a big deal for the owners of those units, and it can also cost the homeowners’ association a lot of money. For example, our insurance premiums and deductibles will go up even more. The owners of the units with the leaks can be held responsible for the water damage that happens to the units next to them. So, the best way to keep our insurance costs down is to make sure our units don’t leak.
Since residential appliances and plumbing are the owner’s property, the COA can’t mandate leak sensors. However, the Board strongly advises owners to install leak detectors, preferably full shut-off systems. Non-participation reduces risk reduction, so 100% compliance is the goal. The Board encourages all owners to install leak sensors.
Here are some key points to consider:
- 100% or our insurance claims are due to water damage
- As the building ages, the risk will only increase
- Early detection systems are available at low cost, and are highly effective at preventing and minimizing damage
- Unit owners are liable for damage caused by a leak originating in their unit to neighbors. Adopting early detection systems and practices can slow the rising of the association’s insurance costs and its impact on COA dues.
Recommendations
- Residents should always shut off their water if they’re going to be gone for more than a day or so (automated shut-off valves are a big help with this).
- Residents are strongly encouraged to install leak detection systems
- Residents should, at the very least, install leak detectors – this costs only ~$200.
- Automatic shut-off systems combined with leak sensors offer the best protection, and are more expensive, but still reasonable..
- See the cost-comparison chart for example system costs.
- To help prevent sewer clogs:
- Garbage disposal use is discouraged. Food waste and grease easily clogs sewage lines and causes back-ups.
- When traveling, place a leak sensor in the kitchen sink – that will detect a sewer back-up from your neighbors
- When a garbage disposal is used, run enough water to flush waste all the way down
- A&E is investigating pre-emptive cleanouts/inspections of lines.
Background
We’ve had several water leaks which have caused damage to multiple units – the costs for this ran into the hundreds of thousands of dollars per incident. Leak sources have been broken refrigerators, overflowing sinks/toilets, and other reasons.
This is not only an inconveniences for the unit owners while their units are being repaired, it also drives up our association’s insurance premiums and deductibles. The higher COA deductible requires the unit’s owner to pay much more than previously ($50,000). It’s in the best interest of the owners to reduce the risk of leaks as much as possible. If we have too many water damage claims, our building deductible will go up, as well as our rates. The deductible could go to as high as $100,000 if we have too many claims – and most personal policies won’t pay that high, so you’re on the hook for the remainder if the leak comes from your unit.
Mandates
The subcommittee checked with the COA’s lawyer and, since residential systems are in the owner’s unit and are the owner’s property, the COA can not mandate leak sensors or other systems.
However, the COA can still strongly recommend owners to install something, and provide help and resources. This should be supported by an education and awareness campaign to enhance adoption of the recommendations by emphasizing the benefits to the owners, individually and collectively.
Comparison of Options and Costs
Atwater Units and Number of Sensors
Here is a link to a Google Sheets workbook where all Atwater units are listed by their building floor plan, and how many sensors would be needed (no as-built unit would need more than 11 sensors). Atwater units and YoLink water leak sensors
There are also columns for pricing the YoLink system, which can be adjusted as the prices change. This sheet can easily be copied and have another system’s data input.
How is the number of detectors needed per unit determined?
A typical leak detection system configuration is a hub with 9 sensors. Some units may have a few more or less sensors, depending on the number of sinks, etc.
- Hub/controller
- Sensors with tails
- Refrigerator
- Dishwasher
- Washing machine
- Sensors w/o tails
- Guest sink
- Guest toilet
- Master sink (x2)
- Master toilet
- Kitchen sink
Other locations
- Waterbeds – place one between the mattress and the liner
Typical Costs
Costs range from ~$200 to ~$6000, depending on the configuration. Automatic shut-offs are highly desirable, and although they increase the cost, the investment is still reasonable and demonstrably cost-effective..
“Dumb” sensors
These are like smoke detectors – they just sound an alarm, do not connect to smartphones, etc.
Although originally listed in the first evaluation, these are no longer easily available – they are not found on Amazon or other stores any more, and have been discontinued and replaced with smartphone versions. But the costs were around $20/sensor, so for 9 sensors it would be under $200.
“Smart” sensors
YoLink system
- Hub plus sensors: $200
- Adding automatic shut-offs: $420 extra
- Total for automatic shut-off system: $620