Time To Bail Anatomy of a leak Fast & slow moving water Presented - - PowerPoint PPT Presentation

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Time To Bail Anatomy of a leak Fast & slow moving water Presented - - PowerPoint PPT Presentation

Oct 09, 2022 305 likes •893 views

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

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Time To Bail

Presented by Andrew Bateman – TriSure abateman@trisure.com www.palnc.com/hoa Andy Onofrio ‐ Onofrio Construction andy@oci‐nc.com

Anatomy of a leak Fast & slow moving water

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Topics

  • 2 types of leaks
  • Case studies
  • Commons leaks to watch out for
  • Recommended preventative maintenance
  • What to do when water happens
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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

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Fast Water Leaks

  • Plumbing Leaks
  • Toilet Supply lines
  • Washer Machine Hoses
  • Hot water Heaters
  • HVAC Clogged Drain lines
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Ruptured Pipes and Fittings

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Dirty Word Warning!

Polybutylene

Replace it ASAP

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DIY Engineering

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Washing Machine Hoses

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Braided Hoses

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They fail too!

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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

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Responsibility Chart

  • List in as much detail the responsibility of the

Association and/or the Unit Owner.

  • What Insurance Coverage should the Unit
  • wner 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.

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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
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Slow Water Leaks

  • Roof Leaks
  • Flashing Leaks
  • Plumbing Leaks
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Slow Plumbing Leak

Toilet wax ring

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Leaking Shower

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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.”

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Vent Boots

Thermoplastic

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Lead

What is the solution?

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A Permanent Repair

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Chimney Leaks

3 Most Common Problems Flashing Cricket Crown

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Flashing and Crickets

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The Perfect Chimney!

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Crown Leaks

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How many roofers does it take to pour a new crown?

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Seven. One to pour the mortar and Six to supervise.

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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
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Common Causes

  • f Sidewall Leaks
  • Step flashing
  • Kick out flashing
  • House wrap
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Kick Out Flashing

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House Wrap

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Does This Look Familiar?

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This is the culprit

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The Solution

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Step Flashing Failure

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Improper Installation

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Mild Damage

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Not So Mild Damage

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The Beginning of A Huge Problem

NO HOUSE WRAP!

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Vinyl Siding Is Not Water Proof

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House Wrap Issues

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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

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Found by Accident

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Foundation Leaks

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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

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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.

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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

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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

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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