HOA Management:
HOA management has been challenging for years, but recent insurance carrier policy changes and aging building infrastructure mean that managing an HOA requires more attention to financial and engineering details. The evolution of multifamily condo management will require a commitment to the details that could result in costs that far exceed anticipated budgets. More special assessments could become the new normal unless knowledgeable systems are implemented and contingent plans are created ahead of surprises.
Drainage issues are ubiquitous in mid-rise and high-rise buildings in the Denver area. If improperly managed and maintained, older buildings are even more likely to experience problems.
Drain waste systems in high-rise residential buildings can present several challenges. The HOA Board of Directors and Management companies must budget accurately to avoid back-up emergencies. HOA Management and the HOA Board of Directors need to take proactive measures to ensure the proper flow of drain waste and maintain the community’s value.
Drain Waste Challenges
- System Design – Drain waste pipe systems can be value-engineered during the construction or remodeling of the building, causing potential concerns for future backup. The drain system “stack” can be meandering and have several elbows and/or angles in the stack that can pose trouble for proper flow. Plumbing engineer designs and plans can be altered during construction, and as-built plans or drawings may not reflect the true installation, which can be challenging when trying to get to the root cause/source of a blockage or to identify the bottom of a stack for clearing out a blockage.
- Grease– Grease is the ultimate enemy in high-rise plumbing. Greasy foods can cause build-up and clogs in the system, much like how an artery in the human body can become carotid and narrowed. Plumbing in high-rise buildings can also become narrowed by buildup, causing low flow and susceptibility to clogging. An enzyme program can be implemented to reduce grease buildup, but this method is not recommended as the only maintenance measure.
Grease residue narrowing pipe clearance
- Low Points or Bottom of Stacks—A plumbing design can have several low points or the bottom of a stack. These areas are crucial to scope and preventatively maintain. They typically have elbow or angled plumbing that can collect grease and residue, preventing a continuous flow.
- Debris and “Flushable Wipes”—Many owners place materials that should not be placed in a sewer system, including “flushable wipes.” While flushable wipes may break down faster than regular wipes, they cannot break down properly in high-rise drain systems fast enough and may cause blockages. Other items of concern are eggshells and pasta sauce down the kitchen sinks.
Maintenance
A regular preventative maintenance schedule should be followed to ensure that areas of concern and the bottom of stacks are cleared of potential residue and blockage. A preventative maintenance schedule should include camera scoping of troublesome areas, enzyme treatments, and jetting of the lines. (Enzyme treatment is not a reliable preventative maintenance method as it relies on the homeowner to regularly place enzymes down the drain. Enzymes only break down organic material, not flushable wipes or toilet paper.) Scoping of known troublesome areas or the bottom of the stack should occur quarterly or at least every six months. Jetting of areas of concern should take place every year or every other year, depending on the scope results, depending upon the individual building drain system.
The Board of Directors and Management should forecast and budget for regular scoping, roto-rooting, and line jetting. In my experience, jetting off the drain lines is the most effective way to clear blockages and clean drain lines in a high-rise community. While it is the most effective way to ensure clean drain lines, it is also the most expensive approach. All maintenance methods should be anticipated and budgeted accordingly.
A reserve study specialist and professional plumber should be consulted to prepare for future maintenance projects to minimize the potential for costly and cumbersome backups that can cause significant damage.
Unless significant funds are in the Capital Reserve Account, a special assessment at the Ice House is possible and perhaps likely.
Policy—The Board of Directors and Management should have a policy or rule on effectively managing sewer backups, planning for regular maintenance, and disclosing how the Association will cover maintenance costs.
Regular notices reminding homeowners of the Sewer Policy and not placing anything down kitchen sinks should be communicated regularly. Communication with members should occur via community emails mentioned in regular meetings, newsletters, and flyers posted on each floor. In my experience, frequent notices can be helpful, but a handful of residents will disregard the notices and still place non-biodegradable materials down toilets and sinks.
Financial Impact—Many HOA high-rises react to sewer blockage, water damage, and remediation rather than keeping up with a regular drain waste maintenance program. A regular drain waste preventative maintenance program can be costly and intrusive to owners in a vertical village, but it is ultimately the best method for maintaining the community’s value.
In recent years, the insurance industry has changed considerably, with many insurance carriers leaving the HOA insurance industry or just not providing coverage in Colorado. Insurance carrier’s and underwriters’ guidelines have become very stringent for policy renewals. Carriers are significantly increasing premiums or declining coverage for various reasons. When adding additional claims to the loss history of a policy, the chances of declination of policy renewal, termination mid-term, or a significant increase in premiums are likely.
Conclusion-Living in a residential HOA vertical village with a drain waste pipe system has its challenges, and proactive maintenance should be completed regularly. When reactive to a significant drain waste backup event rather than proactively scoping and jetting drain waste pipe systems, the HOA Board of Directors has a tough decision to determine if the event is large enough to be considered for an insurance claim. If a claim is not made and the HOA Board of Directors pays for the repairs and remediation out of reserves, they will have to fund a way to replenish the reserves. Either way, the HOA High Rise Board of Directors and Management Company should be planning for the future maintenance and remediation of the drain waste system.
- Contributing author David Kirschner is an HOA community association manager and a portfolio manager in Denver, Colorado. He is also an experienced general manager of high-rise buildings. In addition to being a community association manager, David has been a licensed real estate professional in Colorado for approximately 18 years. As an HOA high-rise manager, he has experienced many situations regarding residential sewer pipes, residential high-rise drain waste backups, and remediation. David can be reached at the following email address: dave@davesellsdenver.net