can help calm any fears and bring a sense of order to the opinions and decision-making process. First, discuss the situation with the board, evaluate how significant the problem may be, and determine if further research and data gathering is required. If so, we recommend hiring a professional to visit your property to provide an “order of magnitude” as to how pervasive the problem may be. Is it only one riser that’s causing the leaks, or is the problem property-wide? Once you know what, and how big, the problem is, the board can more easily decide how to proceed.


Is it only one riser that’s causing the leaks, or is the problem property-wide?


step 3


Develop a Clear Scope of Work


Once you know what repairs are required, you need to formally scope the project. This can be done directly with a repipe contractor or, if preferred, through a third party such as an engineer or a construction manager. Once formally scoped, you can solicit bids, compare contractors, and begin your renovations.


A clear scope of work also helps reduce change orders and minimize disruption.


Board alignment and approval at this stage is paramount. By developing a clear scope of work at the outset, you can minimize politics by gaining alignment before the project starts. This may require a new set of plans to obtain permits, which typically requires hiring an architect or mechanical engineer. A clear scope of work also helps reduce change orders and minimize disruption.


It defines what will be replaced, including start and end points, and clarifies the required code upgrades, such as suds relief or low-flow toilets. In addition, this process helps determine if there are hazardous material (HAZMAT) considerations such as asbestos or lead paint that require remediation in your community.


step 4


Determine the Financial Implications


The next step is to determine how the project will be paid for and to communicate this to your owners well in advance of beginning the work. Most likely, your repipe will cost more than you have set aside in your reserves. Thus, communities regularly seek loans to cover the costs (often temporarily raising assessments to pay them back) or occasionally issuing special assessments to owners to help cover the costs. A variety of financing options are available, but make sure your loan amount covers the project, engineering, code upgrades, and a contingency budget for unknowns. In addition, when calculating total costs, consider all angles, such as exploring avenues for other cost reductions as a result of the repiping (e.g., insurance rates frequently go down after a repipe).


In calculating costs, consider that insurance rates frequently go down after a repipe.


step 5


Set Expectations with Owners and Residents


Communication and owner engagement throughout the repipe process are critical for a project of this size and scope to be successful. This will undoubtedly be the most intrusive, inconvenient project your community has ever undertaken. As such, communication and setting clear expectations are the most important part, as residents don’t always pay attention. Invariably, an owner will wake up one day to find their water has been shut off and will start calling maintenance staff and board members


Figure A


Smell Something Funny? Broken vent lines within a drain piping system can be a signal that trouble is lurking behind your walls!


Continued On Page 20  wscai.org 19


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