Knock on the door or call the owner above, tell the association or property manager, and call (413) 603-1274. We find the source, fix it and dry your unit, and keep separate records for each owner's insurer.
Condos make water damage complicated
In a condo, the walls, pipes and ceilings are split between what you own and what the association owns. A leak might start in a neighbor's unit, in a common pipe inside the wall, or in your own fixture. Who fixes what, and whose insurance pays, depends on where the leak started and what the condo documents say. Chicopee has many condo and townhouse communities, from Chicopee Village and Regency Commons to Cedarwood and Empire Park.
What to do first
- Stop the water. Your unit valve, or ask the unit above to shut theirs. Building main through management if needed.
- Tell the association or property manager right away, in writing.
- Protect belongings and turn off power to wet rooms.
- Photograph everything, including the source if you can see it.
- Call your insurer to report it, even if you think someone else will pay.
- Call us. (413) 603-1274.
Whose insurance usually pays
- The association's master policy usually covers the building structure and common elements, often with a large deductible
- Your HO-6 unit policy usually covers your interior finishes, improvements, belongings and possibly your share of the master deductible
- The neighbor's policy may pay if their negligence caused the leak, sometimes after your insurer pays and recovers it from them
Read what an HO-6 condo policy covers for water damage. General information only. Check your master deed, bylaws and policies.
What we do in condos
- Find the source and fix it, or coordinate with management if it is a common pipe.
- Map moisture in every affected unit and the common areas.
- Dry each unit and the ceiling and wall cavities between them.
- Keep separate records for each owner and for the association.
- Repair once the responsible party is sorted out.
Who to call, in order
- Stop the water. Close your unit's shut-off if you have one. If the leak is coming from another unit or a common pipe, call the management company or board contact right away.
- The management company or board. They need to know about any leak that touches common elements or other units, and they may have their own vendor or rules for access.
- Your neighbors. Knock on the doors of the units above and below. Water moves fast between floors.
- Your HO-6 insurer. Report it even if you think the association's policy will pay, so your own coverage is on record.
- A drying and plumbing company. Make sure the association knows who is coming and agrees to any work on common pipes.
Read your master deed before you need it
The question that decides most condo water claims is where the line falls between your unit and the common elements. Some master deeds say the unit owner owns everything from the inside face of the drywall in. Others include the drywall, or say pipes serving only one unit belong to that unit even inside a shared wall. Find your master deed and bylaws, read the definition of the unit, and keep a copy where you can find it. Ask the board what the master policy deductible is. Many associations pass that deductible to the owner whose unit caused the loss, and your HO-6 loss assessment coverage should be at least that amount. See HO-6 condo policy and water damage.
Access to other units
Drying usually needs access to the unit below, and sometimes the one above. Associations often have a right of entry for emergencies written into the bylaws. Be courteous, keep neighbors informed, and photograph damage in their unit only with their permission.
Common condo leak sources
- Washer hoses and dishwasher lines in the unit above
- Toilet supply lines and wax seals
- Shared risers and stacks inside common walls
- Fire sprinkler lines in hallways and top floors
- Roof and ice dam leaks into top-floor units
Whether the source is inside a unit or in a common element decides who is responsible. Photograph the source before it is repaired. See upstairs water damage: who pays.
Condo water damage questions
My neighbor's leak damaged my ceiling. Who pays?
It depends on the cause and your condo documents. Start a claim with your own HO-6 policy and let the insurers sort out recovery. See upstairs water damage: who pays.
Can the association make me pay the master deductible?
Many condo documents allow it when the damage started in your unit. Some HO-6 policies include coverage for that assessment.
Can I choose who dries my unit?
Usually yes for your unit's interior. The association decides for common areas.
Condo leak? Call now
Call (413) 603-1274 now. Locally owned in Chicopee. See areas we serve.