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  1. #1
    Join Date
    Jun 2014
    Posts
    4

    Default Is a Condo Association Responsible for Repair of Hurricane Damage

    My question involves a condominium located in the State of: New Jersey

    I own a condo at the NJ shore. Fortunately our condo came through hurricane Sandy pretty much unscathed, for the most part. Now almost 2 years later the board has decided that all lower units (4 on top, 4 on bottom) must replace all their electrical wiring. They are claiming that even though all the wiring is under the building which they agree is common area that the expense is to be burdened by the individual owner on the bottom and the units on top "were just lucky this time". Is this a common expense or individual? Also are the outside maintenance of windows, i.e. caulking them a common expense as well? I simply do not trust the board, they are sneaky people. Thanks

  2. #2
    Join Date
    Jan 2006
    Posts
    38,867

    Default Re: Hurricane Sandy Damage, Who's Responsible

    if the wiring serves only your unit, that is how they get away with calling it an individual element.

    You can also refer to the condo documents regarding the defining of your unit. It may give you some info that helps clarify the issue one way or another.


    was your unit submerged?

    I am curious as to why they are demanding you replace the wiring. How old is the unit? are you having problems with the electrical system? Do you have insurance (hurricane or flood insurance I would guess) that might cover this?

  3. #3
    Join Date
    Sep 2012
    Posts
    1,991

    Default Re: Hurricane Sandy Damage, Who's Responsible

    absent an order by code enforcement or some other evidence of a hazardous condition, I doubt that the board has the authority to order anyone to replace anything just because they feel like it. have any bottom units had an in-wall electrical fire since the storm?

  4. #4
    Join Date
    Jun 2014
    Posts
    4

    Default Re: Hurricane Sandy Damage, Who's Responsible

    NO, none of the units have had any problem as far as I"m aware of. My unit did not get any flood water inside, the water slowly seeped into the crawl space but did not rise high enough to penetrate the subflooring. The board feels that the wiring should all be replaced on the bottom so a fire "may not" happen in the future. They took it upon themselves to hire the electrician and it's been done already with a nice bill left for me. Their attitude (and they all own an upper unit) is that "It's a shame for the lower units but the upper units will not share the cost of replacing the wiring." The only shared electrical that I am aware of is a light under the building that services everything under there which of so conveniently is attached to my electrical. I demanded the electrician install a separate breaker so I can turn it off. I was having higher than normal electrical bills for a few months and I suspect someone went under there and left the light on. My issue is why do the 4 lower units have to absorb the cost of all new wiring just because they "think" it may be a problem? Why is this not a common issue since the common area was not secure enough to keep the water out? It seems it's always "just too bad" for the bottom units. We put up with all the garbage that goes on because we're a bottom unit, like we're substandard. Anyone want to buy my condo? It's been totally rewired and is across the street from the ocean, I'll sell cheap!

  5. #5
    Join Date
    Jan 2006
    Posts
    38,867

    Default Re: Hurricane Sandy Damage, Who's Responsible

    I would resist paying the bill based on the reason given for doing the work. Electrical wiring of today is not damaged by getting wet. In fact, it can be immersed in water continuously and have to ill effects. In fact, where there is conduit run underground with wire inside, it often is immersed in water as there is no requirement the conduit be watertight and the usually aren't

    the only concern would be in junction boxes where wire terminations are made but even then, unless water remains in the junction box it would not pose a problem. So, at most what would have been required to be done is the junction boxes be opened to ensure the joints made within were not continued to be wet. Along with that devices such as receptacles and switches should be replaced as those can retain water and corrode internally and be an issue.

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