AC unit(s) leaking into basement ongoing issue

Started by AnneB6 • 6 replies • 81 views

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AnneB6 (Massachusetts)
Posts: 13

Posted:

Hello,

I live in a three-story, 12-unit apartment style condominium that has had water leaking into the basement from toilets and AC units for a few years now.

I have lived here for many years, and until two years ago, we did not have any problems with the AC leaking.

While I previously shared the issues with leaky toilets, at least one AC unit is now leaking. Because there is an AC unit in each of our 12 units, it is hard to determine how many are leaking and the exact source of the leak. Fortunately for us this time, it’s a slow leak and is leaking into the drain on the basement floor. Two years ago, two AC units were leaking and water went onto the basement floor.

We recently sent a notice to all owners asking them to check for moisture under their AC units and email the results to the board. We also told them that if they did not respond by the specified time, we would send a plumber to inspect the units and identify the source of the leak, and they would be billed for the service call.

Currently, 3 residents are away on vacation and 2 had spring tune-ups, leaving 7 units to be checked. Many of these residents have reported no signs of moisture or water, and do not believe the leak is coming from their units. Four of these are rental units.

After consulting with a plumber, he said that leaks can be caused by several factors, such as dirty filters or a lack of regular maintenance. If that is the case, there may not be any visible moisture or water leaking inside the units themselves.

The plumber suggested the unit owner change the filter and have a plumber come out and flush (tune-up) the AC unit. This should be done annually. I anticipate we will receive some feedback and questions from the owners.

Before we proceed with sending out a notice, I would like to get your thoughts on how we can best ensure compliance and verify that the owners actually complete the filter changes and the tune-up. Thank you.

TimB4 (Tennessee)
Posts: 21,126

Posted:

More than likely, the issue is a clogged drain line (and I suspect, in an apartment/condo complex, that all units share the same line).

Simple maintenance can fix that.

Realistically, unless the Association does the work, there is no real way to ensure compliance.

Changing a filter and cleaning out the drain line is something that can be done by a homeowner, so there would be no requirement for a plumber.

Another option might be for the Association to have a plumber put in a clean out on the main condensate/drain line that they can access from common area.

Then, the Association can do a clean out of the main line on an annual basis.

JoeN6 (Virginia)
Posts: 96

Posted:

I’m not board member , but if I were I would consult any condominium maintenance personnel if these 12 independent unit drains , drain into a common shared drain , which I think makes it a common element or limited common element that needs to be inspected .

BryonW (Massachusetts)
Posts: 72

Posted:

Hi AnnB6...

First, just a double-check: when you say it is "leaking into the drain on the basement floor", do you mean that there is a pipe that ends near the drain, and water is exiting that pipe, then going down the drain? If so, this is a normal arrangement in an unfinished basement, and not a source of concern.

(for example of what I am talking about, see the photo here: https://www.jlconline.com/how-to/hvac/drain-pain-furnace-condensate-proves-tricky-to-manage_o/)

Second, I agree with TimB4 that the most common source of a leak from an AC is a clogged drain line. This is typically caused by a growth of bacteria inside the line. There are many products that you can place in the condensate pan to kill this bacteria. They come in tablets and liquids. Here is one popular example:

https://www.supplyhouse.com/Nu-Calgon-4296-60-Condensate-Pan-Treatment-Tablets

Third, each AC can be rigged with an inexpensive float switch located in the drain pan. When the drain starts to backup, the float switch will rise, and cause the AC to turn off. A highly recommended upgrade! Here is one example:

https://www.supplyhouse.com/DiversiTech-CC-1-DIVERSITECH-Condensate-Cop-Drain-Pan-Switch

These can be easily installed by a competent DIY-er, see some instructions here:

https://www.youtube.com/watch?v=8tVHsjdZtaU

Hope this helps!

AnneB6 (Massachusetts)
Posts: 13

Posted:

Thank you for your comments and recommendations, and thank you Bryon for the websites and photos.

Although the drain pan works as intended, I forgot to mention the water is leaking from the ceiling.

We checked with the City Building Department to obtain blueprints, but blueprints were not required to be recorded at the time of construction.

The Building Department suggested cutting an opening in the ceiling, which is sheetrock/drywall to identify which unit is leaking or to confirm if it is a shared line.

The plumber is scheduled to come out on Tuesday. I'll wait to see what he recommends. Thanks again.

BryonW (Massachusetts)
Posts: 72

Posted:

OK, got it. Yes, the building department's recommendation is right, troubleshooting unknown leaks usually involves cutting test holes, looking around, going up to the next floor, cutting again, etc. I am disappointed that your plumber didn't do more of this on the first visit...

Here is another double-check: what makes you think the leak is an AC? Other possibilities to consider are pinhole leaks in a supply line, or water heater, a bathroom, etc... For example, I recently worked on a leak that everyone assumed was a toilet (it was coming thru the ceiling directly below a toilet), but the actual source was the supply line in the wall behind the toilet. So once you find the right area, think holistically about every source of water that is in that area.

I assume the reason you are looking for blueprints is so that you can "align" the first floor with the basement, and see where the leak is coming from. A way you can do that without blueprints: choose a known point, (like an exterior wall, window, or corner of the building), then in the building take measurements from the known point to the leak. (Eg: from the SW corner of the building, the leak is 8ft north, then 12ft east). Then go to the floor above, and repeat those measurements. This will get you in the approximate area.

Also, PS: most condos in Massachusetts have blueprints recorded at the Registry of Deeds. (the registry keeps much better records than local building dept's). To help find it, check your master deed, and there will likely be a "book and page" reference. For example in my master deed, in paragraph #4 ("Description of Units"), it says:

"The Condominium Units in Phase 1 ... are shown on Unit floor plans to be filed herewith in Plan Book X, Plan Y."

Take those numbers (X, Y) and search them on https://MassLandRecords.com. In the "office" dropdown be sure to select "Plans", and in the "search type" dropdown, select "Book Search". Then there will be two search fields, "book" and "page". Put in X and Y. If this does not work for some reason, then you can switch "search type" to "property", which means "address", and search by your address.

Good luck!

AnneB6 (Massachusetts)
Posts: 13

Posted:

I found the book and page references in our master deed, and I’ll check the website later. I don't understand why the building department didn’t recommend the Registry of Deeds.

Thanks again.

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