Plumbing can be considered an evergreen industry, in that no matter where you live or the purpose of your building, at some point its plumbing will need to be repaired. In most situations, making repairs is a fairly straightforward practice, with the property owner or tenants simply employing the services of a trusted contractor to come and address the issue.
However, even the simplest plumbing jobs can quickly become complicated when access to a damaged system is restricted. This can be a common issue among residents in shared housing situations, where a problem in one unit might be caused by a blockage in another.
Alongside issues with access can come disputes about responsibilities, payment and liability, causing undue stress for plumbers just trying to do their jobs. To help professionals navigate these problems reliably, below is a guide to addressing drainage and sewer issues in co-ops.
What Are Co-Ops?
Co-op units, also known as cooperative housing units, are a type of multi-tenant housing arrangement. Unlike traditional residential buildings, where an individual or a landlord holds the property title, co-op housing residents own shares in a business that owns the building.
This arrangement can cause complications when it comes to performing maintenance work, as ownership of the property is shared among multiple stakeholders. When a contractor requires access to parts of the property that contain damaged infrastructure, they can run into problems gaining required authorizations and agreements from all liable parties.
It’s believed there are around one million cooperative housing units currently operating in the US, each of which may have different rules and regulations that govern how various aspects of the property are managed. When residents enter co-op housing agreements, unique rules are agreed on by all members, so contractors can face different issues across different sites.
Who’s Responsible for Maintenance?
This can be a tricky question to answer, as in keeping with the information provided above, roles and responsibilities assigned to shareholders in a cooperative housing agreement can vary wildly depending on the unique agreement all tenants of the property have entered into.
Tenants of individual co-op units are not legally considered direct owners of their apartments, instead, all shareholders in the business that holds the property title have equal ownership of the whole property. This stipulation can make it hard to define maintenance responsibilities.
That said, contractors can generally assume that shareholders of co-op housing businesses follow similar rules to those governing condominiums and multi-tenant rental properties. In short, residents are usually responsible for maintaining infrastructure in their own individual units, while the elected board of directors will be responsible for maintaining shared facilities.
This is important knowledge to keep in mind when carrying out work on co-op properties, as failure to confirm responsibilities beforehand can lead to complications regarding payments.
Common Drainage and Sewer Issues in Co-Ops
The main issues faced by contractors working on co-op properties generally concern gaining access to affected areas and defining responsibilities, however, the nature of shared housing can also make co-ops particularly vulnerable to several common drainage and sewer issues.
If a cooperative contains a large number of tenants, or individual shareholders have strained relationships, plumbing systems can be damaged by heavy use and poor maintenance.
Common drainage and sewer maintenance issues in co-ops include:
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Low water pressure: One of the most common reasons for call outs to co-op units is complaints of low water pressure in individual apartments. Problems are often made worse by tenants trying to fix their own plumbing without consulting other members.
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Pipe blockages: While a co-op agreement may contain rules to dissuade residents from improperly disposing of waste like fats, oils and wipes down sewage systems, enforcing these rules can be difficult, so pipe blockages are not uncommon in co-ops.
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Cracked sewer pipes: Older buildings can be susceptible to cracked sewer pipes, especially if maintenance procedures are not routinely followed, addressing this issue can be tricky in co-ops as it’s not always clear who is in charge of granting access.
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Poor pipe connections: Corrosion, high water pressure and broken seals can lead to problems with faulty pipe connections. Poor communication between residents can cause these issues to go undetected until a significant infrastructural failure occurs.
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Root intrusions: Small cracks in sewage pipes can emit moisture that influences the growth of vegetation. If co-op residents don’t have regimented maintenance routines, plants can begin to grow into sewage and drainage systems causing major problems.
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Improper roof drainage design: The San Antonio roofing experts at Presidio state, “Inadequate or poorly designed drainage systems may not effectively channel water away from the roof as co-op buildings may have insufficient or undersized drains, or the slope of the roof may not facilitate proper water flow. Water can pool on flat or low-slope roofs, leading to leaks, water damage, and even roof collapse in extreme cases.”
Best Practices
Performing work on co-op buildings can expose contractors to a few unique liability issues, so it’s important to have a plan in place before agreeing to carry out work. Below are some best practices to keep in mind when considering taking on plumbing jobs in co-op buildings.
Determine responsibilities before agreeing to work
Gain confirmation from the client that they can provide access to all areas of the property that require attention. If the problem extends beyond their individual unit, make sure you’re able to liaise with the property manager and director of the co-op company to avoid issues.
Have a plan for reporting illegal repairs
In some cases, members of co-op agreements may perform illegal plumbing work to avoid the cost of hiring a professional. If the cause of the issue you’ve been called to fix seems to be related to suspicious repairs, make sure to report the issue to relevant local authorities.
Document the repairs you’ve performed
When performing repairs on co-op buildings you’ll likely only speak to a few members. This can cause issues later if other equal shareholders voice concerns. Make sure to document all correspondence with the client and record your repairs to protect yourself from problems.
Advise property managers of preventative measures
Most well-structured co-op companies will employ a property manager or management team to perform general maintenance responsibilities. Consider advising them about preventative maintenance measures they can take to help prevent issues impacting the site in the future.
Conclusion
Performing plumbing work in co-op buildings can be surprisingly difficult, not only because the nature of shared housing tends to increase the likelihood of issues going unnoticed, but also because co-op agreements can be complicated. To avoid issues, it’s wise to follow the best practices covered above, as this can help ensure all parties remain on the same page.
Sean Toohey is a freelance journalist and digital media specialist with extensive experience covering news, developments and emerging trends in MEP engineering and the trades industry. Currently focused on building management trends and technologies impacting the multi-tenant rental industry, his work explores best practices for landlords and contractors.