Hot water heaters age and can leak when they fail, causing serious damage to your own or your neighbor’s Unit. The average life span of a hot water heater is 8 to 10 years. We have had two recent incidents which need to be brought to the attention of all owners.
In one case the second floor owner had the recommended ‘catch pan’ around the base of the water heater, but a slow leak silently filled the pan and it overflowed, causing significant damage to the unit below. The water in the pan was so clear that upon casual inspection it was unnoticed. Some owners have added small battery-powered alarm units which will sound when there is water in the pan. But even this will not help if there is no one present to hear the alarm.
In the second case a contractor noted that even if a catch pan were present, there was no place for the water to go if it should fill. He recommended that the catch pan be connected to the existing drain line for the water heater pressure relief valve which would drain the water to the outside of the building. The estimated cost of the modification, including installation of a catch pan if needed, was $1000 to $1200. Call PML if you would like a recommendation for a contractor.
The CC&R’s state that “Each Owner shall maintain, repair and replace their water heater…” (Section 6.10) and that “Owners shall be liable for all damages caused by water leaks due to willful or negligent act or omission that originate inside their Units.” (Section 5.1.1).
How old is YOUR water heater?