WATER INTRUSION & MOLD POLICY
Updated June 23, 2026
The following policies and procedures protect the building, clarify responsibilities, and ensure a timely, efficient response to water and plumbing events within the Piazza Palermo Owners Association. These guidelines apply to all cases of water leaks, drain blockages, sewer backups, and mold mitigation across our 230-unit community.
Core Principles of Responsibility
Pursuant to the Association’s governing documents, maintenance and cost responsibilities are determined by functional use, not physical location:
- Unit Plumbing: Any plumbing component, fixture, appliance, or drain line that exclusively serves a single Unit is the Owner’s responsibility. This applies even to pipes running behind the drywall or under floors if they only serve that specific unit.
- Common Area Plumbing: Plumbing systems and drain lines that serve two or more Units (such as vertical stacks and horizontal main lines) are the Association’s responsibility.
- The Boundary: Financial and maintenance responsibility shifts at the Point of Connection, which is the exact location where a unit’s dedicated line ties into a shared common main or vertical stack.
Insurance Coordination (Crucial Information)
The CC&Rs require every Owner to maintain adequate HO-6 insurance coverage for their unit.
When water intrusion occurs, the payment for repairs and restoration operates differently than core maintenance liability:
- Damaged Items vs. Component Failures: While the party responsible for a broken pipe must pay to fix the pipe itself, the resulting cosmetic and interior damage (e.g., drywall, paint, flooring, cabinets, and personal property) is typically handled via insurance.
- Primary Funding: Personal HO-6 insurance policies are the primary source of funds to cover interior damage until the total claim for covered items exceeds the Association’s Master Policy deductible.
- Waiver of Subrogation: Owners must ensure their individual property insurance policy contains a waiver of subrogation rights against the Association.
Note: You may be financially responsible for protecting and restoring your Unit interior even if the leak originated elsewhere or was not your fault. Carry proper coverage!
Water Intrusion Protocol: What to Do
Any occupant has an immediate duty to minimize water damage.
1. Identify the Condition
- Non-Emergency Conditions: Localized clogs, slow leaks, or appliance issues that are contained within your unit. Action: Shut off the water to the affected fixture and call a licensed plumber immediately. Management does not diagnose private unit issues or hire vendors for homeowners.
- Emergency Conditions: Uncontrolled water leaks, active spreading, water coming from a ceiling or wall, or an issue affecting multiple units. Action: Turn off the water supply to the entire unit at the water sub-meter shut-off valve. (These are located either above your kitchen cabinets or on the ceiling of your living room linen closet). Contact Management immediately.
2. Association Emergency Authority
If a leak source is unknown or an emergency risks damaging building infrastructure, the Association has the legal authority to enter any unit (including accessing inaccessible units by emergency measures) to mitigate the damage.
The Association or its preferred vendor may remove drywall, flooring, or cabinets to dry out the space. The HOA does not guarantee or warrant the condition of these removed items, and the risk of loss remains with the Owner. Residents are responsible for their own temporary relocation costs and lost rent.
Drain Blockages & Sewer Backups
All drain stoppages affecting a unit are initially presumed to be the Owner’s responsibility unless clear evidence proves otherwise.
- Initial Action: The resident must hire a licensed plumber to clear the line using equipment of sufficient length to reach the common line connection.
- Shared System Exception: The HOA will only take responsibility for a backup if a plumber verifies that the clog sits directly within a shared system serving multiple units, and the blockage was not caused by unit misuse (such as flushing grease, wipes, or fibrous debris).
- Repeated Backups: If a shared common line suffers multiple backups within a 30-day window, the Association will investigate, and all sharing unit owners may be called to a Board hearing to address improper system usage.
Submitting an Evidence-Based Claim for Reimbursement
There is no longer a automatic or guaranteed flat-rate reimbursement for exploratory plumbing work. Instead, cost allocation is determined on a case-by-case basis based strictly on verifiable evidence.
If your plumber proves that a clog or leak was located on an Association-maintained component, you must submit a claim packet to Management containing:
- A written request for reimbursement.
- A copy of the itemized plumbing invoice and proof of payment.
- A detailed professional plumber’s report specifying the scope of work, the exact location/distance of the blockage, and the definitive cause of the issue.
- Photo or video/camera evidence showing the blockage or component failure.
Failure to provide proper professional documentation will result in a denial of the reimbursement request.
Preventative Maintenance Obligations
Homeowners must proactively complete plumbing check-ups at least annually to prevent negligence claims. Be sure to check:
- Supply lines and shut-off valves for toilets, sinks, and washing machines.
- Dedicated unit sewer lines and water-using appliances.
- Vacancy rule: You must shut off the main water valve to your unit anytime it will be vacant for 48 hours or more.
The Board strongly advises keeping a digital log of your annual professional plumbing inspections. Under Section 8.5 of the CC&Rs, if a leak or backup occurs due to an owner’s lack of maintenance, improper disposal, or delayed response, the HOA can recover all response, administrative, and repair costs for secondary damage to neighboring units or common areas through a formal Cost Recovery Enforcement Hearing.
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