Plumbing Maintenance

PLUMBING MAINTENANCE

Liability for maintaining plumbing and for subsequent water damage is driven by the specifics of the situation. Are the units condominiums? Is the plumbing part of the common area, exclusive-use common area or unit improvements? Was there any negligence by the association or the owner? Do the governing documents assign maintenance responsibilities that override ownership? What policies have been adopted and what are the association's past practices?

Unless the CC&Rs provide otherwise, the association is responsible for repairing, replacing or maintaining the common area plumbing, and owners are responsible for maintaining their separate interests and any exclusive use common areas appurtenant to their separate interests. Civil Code §1364(a)

Generally, the following plumbing lines and fixtures are the responsibility of the owner to maintain:

kitchen sink, faucet, garbage disposal, drain, supply lines and angle stops
appliances such as dishwasher and refrigerator
bathroom sinks, faucets, drains, supply lines and angle stops
tubs and shower enclosures, faucets, valves, shower pans, drains & drain lines (until they connect to a main line)
toilets, tank mechanisms, wax ring, supply lines and angle stops
water lines in walls that serve only the unit
drain lines in walls that serve only the unit
water heaters that serve a single unit

So as to minimize litigation, boards should develop written policies for such maintenance which are compatible with the association's governing documents. The policies should then be published to the membership and made part of the rules and regulations of the association.

For information about developing written policies for your association, contact us.

Updated by ADAMS KESSLER 6/22/2008