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  1. #1
    Join Date
    Aug 2010
    Posts
    14

    Default Inadequate Condo Association Response to Water Damage

    My question involves a condominium located in the State of: Florida

    Last Wednesday (10/2) I had water damage in my condo (I am the condo owner). This damage involved a wet carpet (soaking wet to the touch), damage to the baseboard separating the wall and carpet, and damage to a floor lamp and desk. My contractor (a contractor I have hired for work in my condo previously, not affiliated with the Condo Association/Management) came out the next day to assess the damage and confirmed that the water came in from cracks on the exterior of the wall (the exterior of the wall where the water damage took place is outside). My contractor also stated that failure to repair the cracks immediately will result in more structural damage during additional rain fall.

    ServPro also came out to my condo the next day to assess the damage and indicated a high risk of mold growth unless the water source was repaired immediately.

    On Monday, the Senior Engineer from my Condo Association/Management came out to inspect the damage and confirmed that the source of the water was from the cracks in the exterior part of the wall and actually identified additional exterior cracks (additional to what my contractor identified).

    The Senior Engineer indicated that he would file the report with the Condo Association/Management, but indicated that it would take several weeks for anything to get done. I asked him about the continuing damage that would result from water entering the exposed cracks and he replied that it was my problem to deal with. I pressed him about what can be done as temporary accommodations (i.e. putting a tarp on the cracks, preventing mold growth, etc.) and he said this was all my responsibility to pay for and repair until his report of the damage is reviewed and approved by the Condo Association/Management.

    I have tried several times the past nearly week now to contact the Property Manager, but despite multiple attempts to set up phone call meetings with him (through the Assistant Property Manager) he has not returned my calls. I have gone in person to the Property Manager's office on three different instances since last Wednesday, but he has not been there any of the times to meet (all during business hours).

    My insurance company, my contact at ServPro and my contractor have all indicated that repairs to prevent further water entry must be made immediately to prevent further structural damage or mold growth.

    My question is what options do I have, from a legal standpoint to force my Condo Association/Property Manager to act immediately to make repairs. Also if I go ahead and pay for the repairs myself (my contractor has already given me a cost estimate) and the water clean-up (ServPro has given me an estimate), do I have legal grounds to seek reimbursement from Condo Association/Management?

    Any advice would be appreciated.

    Thanks,

    -Jessica

  2. #2
    Join Date
    Nov 2007
    Location
    Officially across the country from where I've been all my life
    Posts
    4,494

    Default Re: Condo Association/Management Response to Water Damage

    Just call your insurance company....

  3. #3
    Join Date
    Aug 2010
    Posts
    14

    Default Re: Condo Association/Management Response to Water Damage

    I did, and they said it was the Condo Association's responsibility to repair the damages, including mold prevention.

  4. #4
    Join Date
    Sep 2011
    Location
    OH10
    Posts
    17,019

    Default Re: Inadequate Condo Association Response to Water Damage

    Go to the hardware store. Buy a plastic tarp and duct tape. Put the plastic tarp over the area where water might fall on or near the foundation, duct tape it to the foundation. Put a few rocks on it to keep it from blowing up in the wind. You really called ServPro for something like this!!!!

  5. #5
    Join Date
    Jun 2010
    Posts
    179

    Default Re: Inadequate Condo Association Response to Water Damage

    ServPro is on my blacklist big time. I sometimes end up calling them by mistake when I call a different vendor who turns out to be ServPro. I say, sorry I got the wrong number and I hang up.

    I do not recommend you pay for it yourself. You can get in a nasty battle with HOA about getting your money back. Tarp is a good idea. Sounds simple and inexpensive.

  6. #6
    Join Date
    Aug 2010
    Posts
    14

    Default Re: Inadequate Condo Association Response to Water Damage

    Quote Quoting mihamih
    View Post
    ServPro is on my blacklist big time. I sometimes end up calling them by mistake when I call a different vendor who turns out to be ServPro. I say, sorry I got the wrong number and I hang up.

    I do not recommend you pay for it yourself. You can get in a nasty battle with HOA about getting your money back. Tarp is a good idea. Sounds simple and inexpensive.
    I can't easily access where the cracks are located on the exterior wall to put a tarp up myself. It is 21 floors up in a high-rise condo, and it is too far from the balcony to reach safely.

  7. #7
    Join Date
    Jun 2010
    Posts
    179

    Default Re: Inadequate Condo Association Response to Water Damage

    ok so clearly you can't do this then. I think we were all assuming it's by the bottom of the foundation near the ground.

    My parents lived in a rental building in Chicago some 5 years ago. They were on 22nd floor. At some point in the several years prior to when they moved out the building management did some tuck pointing. They never got the building to stop leaking after that. My parents reported it few times but no one did anything. You could see discoloration on the drywall. But it was not bad enough where mold would form. Just discolored drywall like this.

    Most condo associations move slow though. Expecting them to do something the following day is unreasonable I think and you'd just be setting yourself up for frustration. If I were you I'd monitor drywall on the inside. If any drywall gets wet enough to where it is soft when you poke with your finger call the manager, ask to come see and remove. If he won't come, take pictures/video before you remove. Important to show that the drywall is soft which would make it bad. If they later say you removed good drywall, they can refuse to pay for replacement. Removing the bad drywall will expose the wet surfaces and allow it to dry without risking mold formation. Also put a fan on the wet surfaces. It will help dry it faster. But if you are getting just slight discoloration and drywall is hard, maybe better to just wait couple weeks for them to get to it. If it takes more than a few weeks though, I'd get nervous....

    Also watch out for mold remediation companies. A lot of them (and especially ppl who don't specialize) tend to scream wolf in my opinion. They don't know and blow mold out of proportion. As long as it does not smell like mold, you can't see mold, and no one in your household is getting unexplained sickness, I think you are good. Also if you do see something black, don't assume its mold. Could be dust or discoloration from previous damage. Mold will wipe off easily and mold remediation often amounts to wiping the mold and spraying something in the air. Sometimes they will also "seal" which is basically painting studs with a special paint.

    I hope this helps.

  8. #8
    Join Date
    Sep 2005
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    Behind a Desk
    Posts
    98,846

    Default Re: Inadequate Condo Association Response to Water Damage

    For high-rise buildings you may need permits to close the sidewalk and to arrange for a covered passageway for pedestrians, you need a means of accessing the exterior of the building, you need a contractor that is competent to do safe and effective repairs to that type of building at that altitude.... Also, odds are that yours is not the only unit affected by this problem. Inconvenient though it may be, I'm not surprised that it is taking the condo association a couple of weeks to get a contractor, get permits, and perform repairs.

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