The source of condominium water leaks can be found in many places with the responsibility for repairs determined by the Corporation’s Declaration and By-Laws.

Many floods are caused by heat pump condensation lines getting plugged, or fan coil condensate trays overflowing.  Other reasons could be failed bathroom faucets, toilet leaks, refrigerator, and dishwasher malfunctions.

Or does the most water damage come from roof leaks, and/or aging plumbing infrastructure, and pin hole leaks?  A ticking time bomb since there is no way to know where the next pinhole will occur, and which units and common elements might be affected.

Each issue may have a different solution and contractor to conduct the repair, from Plumbers, Roofers to General Contractors.

Leak mitigation may be an option for your Condominium for common element mechanical components, as well as in suite detection for heat pumps, fan coil units, washrooms, and kitchens.

Why leak detection:

First your Board needs to identify what the priority is regarding water leaks and if they want to contract with a leak detection and monitoring company.

How many floods have there been in a year and is this issue top of mind for residents? Is the board looking for lower insurance premiums? Happier more relaxed owners? Less tension and conflict between Corporation and Owners.  Reduction of Manager’s time away from their regular duties. Would repair costs helping to stabilize CEF.

This information will also help determine the scope of work and therefore help the Board decide who would be responsible for the costs, Corporation vs Owners. The Board may decide to cover the cost of installing leak sensors in all units as risk management, everyone benefiting from peace of mind, lower repair costs and lower Corporation and personal insurance premiums.  Or the Board may determine unit owners are responsible for their own leak detection devices in their units and provide information to owners and let them sign up individually. This should be determined before interviewing Companies.

*Depending on the size of your building, and how many sensors to be installed in each unit, the Board may need to determine if the cost of the change in common element services is above 10% of the operating budget you may need legal advice and an owner vote.

 Services Provided:

There are two service components the Board needs to consider when comparing leak detection companies and their costs: first the actual detection devices and secondly the monitoring service.

Types of Devices:

• Leak Sensors: These are installed in any area where water fixtures can be found. This includes mechanical areas which go unmonitored for the majority of the day, or in each residential unit (Kitchens, bathrooms, washing machines, heat pumps, etc.) This is very scalable depending on the Board’s goals and its determination of allocation of costs.
• Water Monitoring: Devices that are installed on the main domestic water intake. These devices create a benchmark for your building and can detect abnormalities such as higher water use (which may indicate a flood) in real-time.
• Remote water shut off valves: These valves can be placed anywhere within the Condominium plumbing infrastructure and can be turned off or on remotely with a click of the button, reducing flood damage.

Monitoring Services:

This should be offered by the company you choose to install the leak detection devices and will include:

• Monthly monitoring fee
• Real-time data and remote control
• 24/hr monitoring
• App which sends alerts to your desktop or phone

How to roll out the program:

• Identify the issues and cost allocation.
• Identify two or three providers and invite them to do a presentation of their devices and services.
• Provide the companies with the Board’s immediate concerns which will guide the scope of work and quotes.
• Compare quotes and award the project.
• Identify other areas of concern and timeline for implementation.
• Communicate the initiative to owners.
  1. Why this initiative?
  2. Where the devices could be located.
  3. What are the costs for Corporation vs Owners?
  4. What would be the timeline for this type of project?
  5. How/who will monitor.