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Leaky Condo Help

So you are a condo owner and you are concerned you have a problem or know you do. The first reaction is "What do I do now?". Well it may not be much consolation but you are not alone. It is estimated that over 200,000 people in BC are affected by this problem. Here is a rough guide getting started with your condo:

  • Do You have problem? If you meet any of the following criteria chances are you do or should be investigating:
    • Is your building a condominium built since 1980?
    • Is your building clad in stucco, siding or anything other than a solid titanium shell?
    • Does your building lack an overhanging roof?
    • Have there been any reports of water getting in where it shouldn't?
    • Is your building near the water, or exposed to wind?
  • Okay you meet some or all the criteria, how do you know for sure? First do a bit of investigation yourself:
    • Are there any funny organic smells? If so this can be mildew or rot.
    • Is there any water damage to the drywall? This can show up as punk spots or stains.
    • Is there any visible damage? Railing attachments the screws are loose in, stucco coming off the walls, spongy deck areas, cracks in the stucco.
  • Even if there is no apparent damage you are not okay yet. The chief problem is not so much that the condo's leak but they don't leak enough. Water finds it's way into the wall structure and because there is no air circulation or way for it to drain, it stays there. If you have wet wood eventually Mother Nature takes over and rot sets in. You can have no outward signs of damage and still have a condo that is ready to collapse.
  • How do I know for sure? The only real way is to have your condo inspected by a certified building envelope specialist. Typically they are either an Engineer or an Engineering Technologist. Here is how they can establish if you have problem or not:
    • Cut Tests - a hole large enough to see into the wall cavity is placed at an area prone to damage. By doing this around the building the extent of the damage can be established
    • Moisture Probe Test - a small hole is drilled into the wall and a probe is inserted to detect the moisture content of the wall structure. This will tell if there is excessive moisture in the wall
    • Thermography - this test is fairly complicated to apply - it requires a cold still night, no dryers on or heat sources like lights, and expensive equipment. Basically a picture is taken of a wall using infrared film. Because moisture compromises the insulation value of most insulation products the wall will loose more heat in these areas and show up on the picture
    • Sprinkler tests - these are done by spraying areas of concern with water and checking through a hole in the interior wall for seepage. Typically done around windows to test the integrity of the window frames or installation
    • Selective demolition - this literally means taking a wall apart to see what is going on inside.
  • The problems-  #1 $COST$ - all these tests require funding to perform - #2 Some people, including council members, would rather not know. They have an obligation to find out that is enforceable by the Strata Property Act. As an owner you can first try encouraging them, if that fails contact a lawyer to find out your options.  By delaying your repair costs can increase dramatically. Damage from rot is not a linear function - that is the damage increases say 2" this year, 4" the next, 16" the third. The best approach is:
    • Start small, some simple tests in the areas most prone to damage
    • Engineers love to do tests, it is kind of fun cutting holes in someone else's building, spraying water around, and it gets them out of the office - but I digress. Tell them exactly how much you are willing to spend on preliminary tests and make them fit it to your needs to your budget. You can expect to pay anywhere from $1000.00 and up depending on the amount of work your building needs to be assessed
    • If damage is not found - breathe a small sigh of relief, but make sure you go back on a regular (yearly) basis and do follow up testing.
    • If damage is found make sure you get a full written report. You are about to enter the world of the Leaky Condo. Get and read the HPO Guide to repairs - do it now before you start repairs
  • The biggest issues to deal with on a Leaky Condo is the emotional side and the funding. If you have a problem start seeking out resources such as this site and contact the Conduit group, Home Owner's Protection Office (They have an excellent guide), and the help of legal and engineering professionals. You can plan on having to deal with some or all of the the following issues:
    • Statute of Limitations - under the law you have a fixed period of time from discovery of the problem to entering into legal action. The legal process itself takes some time so one of the first things you do should be to contact a lawyer. It can be discouraging too, legal actions literally take years to come to courts. If you are planning to finance repairs through proceeds from a court case - forget it. At best you will have to front the costs and hope for a settlement. The best approach is to deal with the reality that you the condo owner will have to foot the complete bill. 
    • Denial - some people won't admit there is a problem, they can't see water running across the floor - how can there be a problem? It is not what you see that is the problem, it is the insipid moisture in the walls doing the dirty work. This is where having a professional envelope specialist come in and talk to owners is important. Even after this there will be those that will choose to deny there is a problem, human nature I suppose, it is easier to deny than to deal with.
    • Anger - people seem to need something or some one to focus their frustrations on. Since the culprits that really are responsible aren't around, people are quite willing to take it out on council members, those that reported the problem or small dogs. 
    • Irrational or immoral behavior - some people are intent on making this someone else's problem. There will be those that refuse to pay (being unable to pay is a different story and I will cover it next), try to flog the unit on some unsuspecting sort (which is illegal if they don't disclose what they know), or suggest the "patch-up" approach. These people will engage in all sorts of behavior to try and confuse the issue. It is important to have the facts in black and white so rest of the people are well informed and not swayed by ranting (you have to get 75%+1 approval on the vote for a special assessment for repairs)
    • People who can't pay - there are going to be people who can't pay and will have to default. In spite of the claims by HPO this is a reality. This is a pretty tough decision, you should try to make sure that these people are aware of the resources available to them such as HPO, and that they have sought the advice of a lawyer. 
    • Costs of repairs - it is a brutal reality but in order to meet the required standards and to do an adequate repair it is expensive. Patching up costs more in the long run as does delaying. If you are going into repairs make sure you have sufficient money including a contingency to complete the repairs. There is nothing worse than going through all the vote and everything else, getting ready to repair or getting into the repairs and finding out you either can't meet the bid price or run out of contingency money in mid repairs.
  • At this point you are probably starting to feel overwhelmed. keep the faith, others have gone before you and we are willing to help you through this.

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    DISCLAIMER - the above information is offered as an opinion based on experience. You should seek professional guidance on legal, engineering, safety, and other matters.