Why Is My Condo Association Not Responding to Plumbing Issues?
Many Florida condo owners assume their association will automatically fix major plumbing problems. But confusion over responsibility—unit vs. common elements—often leads to delays or outright neglect.
According to the Community Associations Institute (CAI), plumbing disputes rank among the top three reasons for resident complaints in Florida condominiums. Worse, Florida’s humid climate and aging infrastructure (many condos were built in the 1970s–1990s) make plumbing failures more frequent and severe.
Key Fact: Under Florida Statute Chapter 718, the condo association is generally responsible for maintaining, repairing, and replacing common elements—which often include main water lines, risers, and pipes serving multiple units. However, pipes exclusive to your unit may fall on you.
“The biggest mistake homeowners make is waiting,” says Sarah Mitchell, a Florida real estate attorney specializing in HOA disputes. “Document everything from day one—and act before mold or structural damage sets in.”
United States Homes, Apartments and Townhomes Residential Housing both Single and Multiple Dwellings in Springtime Western USA Photo Series
Who’s Responsible for Plumbing Repairs in a Florida Condo?
Understanding responsibility is the first step toward getting action. Here’s a clear breakdown:
Plumbing Component
Typically Responsible Party
Main water/sewer lines (building-wide)
Condo Association
Pipes inside walls serving multiple units
Condo Association
Pipes under your sink or behind your shower
Unit Owner
Slab leaks affecting common areas
Condo Association (unless proven owner-caused)
Water damage from neighbor’s unit
Depends on origin (may involve insurance)
Tip: Always check your condo’s Declaration of Condominium—this legal document overrides general state rules and defines exact maintenance duties.
Step-by-Step: What to Do When Your Condo Association Ignores Plumbing Emergencies
Don’t let bureaucracy damage your home. Follow this actionable plan:
1. Document the Problem Immediately
Take dated photos and videos of leaks, flooding, or mold.
Save all communication (emails, texts, meeting minutes).
Note dates, times, and names of board members contacted.
2. Submit a Formal Written Request
Email isn’t enough. Send a certified letter (with return receipt) to the board and management company. Include:
A clear description of the issue
Photos/evidence
Reference to relevant sections in your condo docs or Florida Statute 718.111
A 48–72 hour deadline for response (emergencies justify urgency)
3. Escalate Within the Association
If ignored:
Request an emergency board meeting (Florida law allows unit owners to petition for one).
Attend the next board meeting and speak during open forum (record it, legally allowed in FL if announced).
Gather support from affected neighbors—collective complaints carry more weight.
4. File a Complaint with the Florida Division of Condominiums
The Florida Department of Business and Professional Regulation (DBPR) oversees condo associations. You can file an official complaint online at MyFloridaLicense.com. This doesn’t resolve repairs but creates a legal record—useful if you sue later.
5. Consult a Condo Attorney
If damage exceeds $5,000 or health risks exist (e.g., raw sewage), retain a Florida condo lawyer. Many offer free initial consultations. Under Fla. Stat. § 718.1255, you may recover legal fees if the association acted in bad faith.
Real Case: In 2023, a Miami-Dade jury awarded a unit owner $82,000 after the association ignored a slab leak for 6 months, leading to toxic mold and structural damage (Rodriguez v. Palm Terrace Condo Assn.).
Common Excuses—and How to Counter Them
Condo boards often use these justifications to delay action:
❌ “It’s your unit’s pipe.” → Demand a licensed plumber’s inspection report to determine the leak’s origin.
❌ “We don’t have funds in the budget.” → Florida law allows emergency special assessments or reserve fund use for health/safety issues.
❌ “It’s not an emergency.” → Cite CDC guidelines: standing water breeds mold in 24–48 hours—a documented health hazard.
Preventing Future Plumbing Disputes
Proactive steps reduce risk:
Install water leak detectors (e.g., Flo by Moen) under sinks and near appliances.
Review your condo docs annually—know your rights before trouble hits.
Q: Can I withhold condo fees if the association ignores plumbing issues?
A: No. Florida law (§ 718.116) prohibits fee withholding, even for poor service. Doing so risks liens or foreclosure. Instead, pursue legal remedies.
Q: How long does a Florida condo association have to fix plumbing problems?
A: While no exact timeline exists, courts expect a “reasonable” response—usually within 24–72 hours for emergencies like sewage backups or major flooding.
Q: What if the plumbing issue causes mold in my unit?
A: Mold from association-neglected leaks is their liability. Document health symptoms and hire an independent environmental inspector. You may claim remediation costs.
Q: Can I sue my condo association for ignoring plumbing repairs?
A: Yes—if you prove breach of fiduciary duty or violation of Fla. Stat. § 718.111. Most cases settle before trial, especially with strong documentation.
Q: Are renters entitled to the same plumbing response as owners?
A: Renters must notify the owner first, but the owner can then pressure the association. Lease agreements may also require landlords to ensure habitability.
Q: Does Florida require condo associations to carry plumbing insurance?
A: Associations must insure common elements, including plumbing infrastructure. But policies often have high deductibles—leading to delays if the board hesitates to file a claim.
Don’t wait for a small leak to become a six-figure disaster. Share this guide with fellow residents—because informed communities get faster, fairer results.
👉 Found this helpful? Share on Facebook, Twitter, or Nextdoor to help other Florida condo owners take action today!
Leave a Reply