Welcome to Condo’s Corner

by Daulton Read, OLCM

Issue #009

Get ready for a weekly dive into condo living like never before with Condos Corner. Speaking from my perspective as a Condo Manager, my goal is to entertain and provide valuable management insights and stories that can help you live your condo life a bit better—all with a little bit of wit, charm, and practicality.

What’s Happening This Week? An insurance-focused issue!

Water Woes: Navigating Condo Leaks with Ease

Condo Hack: Insurance Tips!

Any questions for me? Send them in!

Manager’s Memo: Navigating Condo Leaks with Ease

Living in a condo has its perks—you don’t have to worry about mowing lawns or fixing the roof. But what do you do when the unit above springs a leak, and water starts dripping into your space?

Water damage is no joke, and figuring out who pays for repairs can be a headache. Here’s your go-to guide for managing leaks and keeping your cool.

First Steps When Water Strikes

The moment you spot a leak, your first move is to shut off the main water supply to your unit. Knowing where your shut-off valve is located is crucial—so make sure you and your property management are both in the loop. Cutting off the water quickly can mean the difference between minor damage and a full-blown disaster.

Once the water’s off, take a look around. If the leak stops, it’s your pipes. If it keeps going, it’s likely coming from a neighbour. Reach out to the units around you—above, beside, behind. Then, get in touch with your management office. They can help contact neighbours and recommend a plumber familiar with the building.

Common culprits include pinholes in copper pipes, faulty tub or toilet seals, worn-out grout, aging water heaters, washing machines, and clogged A/C drain lines. A licensed plumber can pinpoint the exact source.

Who’s Footing the Bill?

Living in a condo means shared walls and sometimes shared plumbing. Figuring out who pays for water damage can vary by building. Start by reviewing your condo’s Declaration to see what’s your responsibility and what falls on the condo corporation.

Upon identifying a leak, the owner, or in buildings with a superintendent, shall promptly engage a plumber to investigate and determine the source of the leak. Responsibility for invoices depends on the findings of the plumber’s investigation. 

Usually, if a leaking pipe only services your unit, it’s your problem to fix. If the leak is attributed to a common element fixture or pipe, immediate action will be taken by the corporation to address repairs. The corporation will cover additional costs, such as repairing damaged areas like drywall.  But the cost of fixing the pipe is just part of it—there’s also the damage caused by the leak. Generally, responsibility falls on the owner of the unit where the leak originated.

Depending on the extent of the damage, it is always advisable to loop in your insurance company right away as an owner. Your insurance company will not only advise you through this process but also investigate the situation and determine if the condo’s insurance policy should also respond to the claim. This will involve reviewing the condo declaration to understand the responsibilities. If the condo is at fault, they will work with the condo’s insurance company as well to address the claim.

Here is a very handy flow chart to refer to for water damage:

Pro Tips to Prevent Water Woes

1. Insurance: Make sure you have adequate coverage for water damage.

2. Braided Lines: Use stainless steel braided lines for washing machines and appliances instead of rubber hoses.

3. Drip Pans: Place drip pans under your water heater and washing machine.

4. Water Sensors: Install sensors or shut-off devices.

5. Vacation Mode: Turn off your water supply when away for long periods.

Also, have the contact info for a reliable plumber saved on your phone. Check with your board or building manager for their preferred plumber.

Being prepared and understanding your condo’s policies can save you a lot of stress and expense. So, take these steps to protect your unit and keep those water woes at bay.

“Preparation today prevents disaster tomorrow.”

Weekly Wizardry: Insurance Tips!

When you upgrade your condo, the importance of ensuring your insurance policy covers these improvements can not be understated. The condo is generally responsible for being replaced to standard/builder grade; that is the last thing you want after an expensive renovation! Here are some key points to consider:

1. Improvements and Betterments Coverage

– This essential part of condo insurance protects any upgrades and improvements you’ve made to your unit. For instance, if you’ve installed upgraded flooring, high-end light fixtures, or granite countertops, this coverage ensures those upgrades are protected.

2. Review Your Condo Declaration*

– Carefully examine your condo corporation’s declaration to understand what is considered part of the “standard unit” and what constitutes an upgrade. This helps you determine what your personal condo insurance needs to cover.

3. Document Upgrades:

– Keep detailed records of any improvements or upgrades, including receipts and before/after photos. This documentation is valuable when determining coverage and if you need to make a claim.

4. Assess Upgrade Value:

– Calculate the total value of all upgrades to ensure you have adequate coverage. This may include better flooring, custom cabinetry, high-end appliances, or any other enhancements beyond the standard unit.

5. Regular Policy Reviews:

– As you make upgrades over time, regularly review and update your condo insurance policy to reflect these changes. This ensures your coverage remains adequate and up-to-date.

6. Communicate with Your Insurer:

– Inform your insurance provider about any significant upgrades or renovations. They can help adjust your coverage accordingly to make sure you’re fully protected.

7. Understand Coverage Limits:

– Be aware of any limits on improvements and betterments coverage in your policy. If the value of your upgrades exceeds these limits, you may need to increase your coverage.

By taking these steps, condo owners can ensure their insurance policy adequately covers the upgrades to their unit. Remember, the condo corporation’s insurance typically only covers the basic unit, so it’s crucial for owners to have personal condo insurance that addresses their specific improvements and betterments.

Do you have a condo tale to tell or burning questions about condo living? Don’t be shy—share them with me! Whether it’s a funny story, a management mystery, a celebratory story, or just a nightmare, we’re all ears. Respond to this email so we can keep the content coming.

Make sure to share this newsletter with your friends, family, and, more importantly – that neighbour who could learn a few things!