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JamesV3 (New Hampshire)
Posts: 50
Posted:
So what started as a simple drain snake on 5/10. Turned into multiple backups into my kitchen sink.
Today the associations contractor XXXXX XXXX Sewer jackhammered 12 feet of concrete in my unit behind the kitchen sink and found a collapsed loaded with junk pipe.
This is a common area pipe that runs to the mainline and serves more than 1 unit.
Good thing over the weekend I moved my water heater flood sensor to the kitchen sink, This is what is saving me and my neighbors from flooding in my unit and others. Thankfully it is tied into my alarm system and if I am not home a relative 7 minutes away can be here.
They replaced that section and sent a camera down to look further and there is another section that is damaged and leaking 20 feet away from the repair.
So more jackhammering being done as of this post. An additional 20+ feet is being busted up now as I write this post.
This drain line does not affect Bathrooms.

I am on the board I would like some input here if we should file a insurance claim through the master policy or dip into our reserves which we have a fair amount in there. We would have to postpone other projects planned for this year.
We do have a line item in our budget for misc. plumbing but that won't be enough given the situation here.

JohnC46 (South Carolina)
Posts: 14,265
Posted:
James

To me it sounds like a Reserve item and should be paid from the Reserves.
TimB4 (Tennessee)
Posts: 21,059
Posted:
First, read your policy (or ask your agent) if the policy covers collapsed pipes.

If it does, then find if the cost of the repair will be more then your deductible.

If you do file a claim, make sure there are pictures of everything (get them now).

MelissaP1 (Alabama)
Posts: 13,836
Posted:
It maybe a combo of both or least damage. What is your insurance deductible and will it cover this? If so, may need to pay out regular fund the deductible. May have to do a special assessment for it.

A reserve money is for more like roof replacement or roads etc... Not an emergency repair. Can use it to pay the deductible but would have to refund it.

Former HOA President
MaxB4
Posts: 3,513
Posted:
This is an operational issue and should be paid out of the operating account, not reserves. Just because the budget didn't budget for this expense, doesn't mean it automatically is paid out of reserves. You may borrow from reserves to pay the bill, but you need to have a plan to reimburse reserves over the course of say a year.

Depending on the amount of the claim, I would check with the insurance agent if the damage is a covered item and if is it worth filing a claim.
KerryL1 (California)
Posts: 14,550
Posted:
Are these drain lines listed on your reserves study as a component?
JamesV3 (New Hampshire)
Posts: 50
Posted:
Our policy covers backups. No mention of damaged or collapsed piping.
Emergency repairs are still ongoing.
Lots of pictures and video taken.
KerryL1 (California)
Posts: 14,550
Posted:
Is drain piping in your reserve study, JamesV?
TimB4 (Tennessee)
Posts: 21,059
Posted:
Quote:
Posted By JamesV3 on 05/18/2023 3:03 PM
Our policy covers backups. No mention of damaged or collapsed piping.


Then, as others have said, time to talk to the agent and see what will and what won't be covered by the policy.

This way, the board can make an informed decision.
JamesV3 (New Hampshire)
Posts: 50
Posted:
Quote:
Posted By KerryL1 on 05/18/2023 3:07 PM
Is drain piping in your reserve study, JamesV?

It is not.
The pipes (cast Iron) are 36 years old and are under concrete. We have 6 buildings 24 units in each.
This is the first major failure we had and of course effected my unit and others. There was a couple of minor ones effecting another building 4 years ago but only less than 6 feet needed replacing in those cases.
Our Monthly Board meeting is 5/24 and this will be new business as the notice and agenda was sent out prior to this happening.
I'm going to take a wild guess here that another failure could happen soon. Being in NH with the yoyo temps we have and the aging pipes under concrete and dirt.

The replacement was completed Friday. Just not filling in the dirt until Monday or Tuesday. Just need to be sure another section doesn't fail. If that does that will inconvenience 6 more units.
TimB4 (Tennessee)
Posts: 21,059
Posted:
Typically, cast iron pipes should last 50 years or more in the ground.

If you are having failure rates at 35 years, you may want to add this to your reserve study.
Use these bills as a basis for how much to put into the reserves.

You may also want to start a camera inspection of the pipes every 5 years or so.
KerryL1 (California)
Posts: 14,550
Posted:
Yes, they should last 50 years, but agreeing with Tim, and the reason I asked if they were on your study is that it's probably time for them to be in your study. Our condo high rise is 22 years old and last year, at the advice of our reserves specialist, we added a line item for drain piping inspection. In your case you might want to add two line items: One for drain line repairs and another with a longer Remaining Useful Life: drain line replacement.
KerryL1 (California)
Posts: 14,550
Posted:
Yes, they should last 50 years, but agreeing with Tim, and the reason I asked if they were on your study is that it's probably time. Our condo high rise is 22 years old and last year, at the advice of our reserves specialist, we added a line item for drain piping inspection. In your case you might want to add two line items: One for drain line repairs and another with a longer Remaining Useful Life: drain line replacement.
JamesV3 (New Hampshire)
Posts: 50
Posted:
Update:
Approximately 24 feet of pipe has been replaced so far, Just short at the end of the hallway.
Now comes the dicey part at the end of the hall is the bathroom door and a small wall that adjoins the master bedroom closet beyond that no one is sure yet if the pipe curves down, goes into the next unit or the common area laundry room. looks like the pipe goes under the closet.
Tuesday 5/30 the next section is going to have a camera sent and see. One section the contractor sent a camera down and it nearly got stuck.
Our PM filed an insurance claim, waiting on them.

At our meeting this past Wednesday I did mention adding this to the next reserve study that is upcoming later this year.
So far this issue is well past our 10K deductible.
JamesV3 (New Hampshire)
Posts: 50
Posted:
Update 6/24/23
This is taking a while but our Master insurance company did send a agent to take look at the units affected.
The cost of replacing things on my end are over 9K.
This does NOT include the work to replace the pipe and the jackhammering and so on.
Waiting now on carpet and flooring companies for quotes to submit.

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