Condo, excessive water pressure

RangoWA · Mar 23, 2017

Caslon said:
Lawsuits have been filed because water companies refuse to put a pressure regulator installed just past the main turn off valve (it would cost them too much?), so they tell people to have a pressure regulator installed at their unit. With me, that's not feasible without cutting into drywall to access the main water pipe into my unit ($$$). Even then, it might not be do-able if it's hard to get at.

I would sure want to have access to quick water shutoff rather than waiting for a disaster to happen. If the building doesn't have one I'd get one installed.

Out here the water company owns everything up to the street meter, everything beyond that is on you.

Caslon · Mar 24, 2017

I just hooked up a water pressure gauge to the patio faucet. The gauge goes up to 100 PSI and the needle went off the scale, past the 100 PSI mark. I'll go back to ACE Hardware and see if they have a gauge that goes past 100 PSI. I'm guessing the water pressure to be near 120 PSI!

No word yet from the water company about them coming out to check on it.

TimberlineMD · Mar 24, 2017

Do you pay for your own water (you have your own meter)or is it community where everyone shares?

If you have a meter, determine where it enters your building. There has to be a shutoff on the outside somewhere.

You will need to install a regulator just after the shutoff.

Tinstaafl · Mar 25, 2017

Caslon said:
I'll go back to ACE Hardware and see if they have a gauge that goes past 100 PSI.

Why bother? You know it's too high, good enough. Bite the bullet and have a reducing valve installed. Highly unlikely the water company is going to help you out with that.

Caslon · Mar 25, 2017

Tinstaafl said:
Why bother? You know it's too high, good enough. Bite the bullet and have a reducing valve installed. Highly unlikely the water company is going to help you out with that.

Fine with that except when the unit above me possibly springs a leak too and floods my unit.

I do see a shut off valve coming out of the wall with that flex pipe going directly into the water heater. Is that were a flow regulator would be installed? Only, how could that be, since when I want to replace a toilet stop valve or something, the water HAS to be turned off from the outside that shuts off water to our entire building. Sorry, but that's what happens here when you want that type of work done. Crazy? Yes. Stupid design? Yes. That means finding where the main feed comes into each unit, which I suspect IS NOT readily evident and may entail removing and replacing drywall.

There are about 6 or 7 such buildings here, all requiring complete water shut off for any unit needing plumbing work done. Built in 1972. About 25 units per building.

P.S I'm not trying to drag this issue on, honest.

Tinstaafl · Mar 25, 2017

Caslon said:
Fine with that except when the unit above me possibly springs a leak too and floods my unit. I do see a shut off valve coming out of the wall with that flex pipe going directly into the water heater. Is that were a flow regulator would be installed?

If a neighbor damages your property, technically the repairs are on him. But obviously, it would behoove you to get together with the other folks in your building for a mutual plan of action.

Water heater shutoff location would only protect your hot water lines; that's not the location you want.

Caslon · Mar 25, 2017

Tinstaafl said:
If a neighbor damages your property, technically the repairs are on him. But obviously, it would behoove you to get together with the other folks in your building for a mutual plan of action.

Water heater shutoff location would only protect your hot water lines; that's not the location you want.

I'm still awaiting the water company's "emergency team" to pursue this matter with me (per their email to me). So far, nothing. I'll wait until next week before I start calling them instead of emailing them.

I guess it's just about all been said (the replies here). Thanks to everyone for their input and I'll try and keep this thread updated.

Fouthgeneration · Mar 25, 2017

Get a hold of the Executive Officer of the HOA immediately. Tell him/her they have an emergency plumbing problem that immediate action could save them ten or hundreds of thousands of dollars in water damaged condos that will be uninhabitable= no money to HOA.

Send a registered letter and e-Mails saying the exact same thing...

Call your condo insurer to have their lawyers get on the HOA and Water Dept.
Call the insurers of the Condo officers Error and Omissions insurance writers to revoke their coverage unless the danger is remedied.

Remove anything from your condo that can't take getting wet, tax records , heirlooms, paintings and family pictures.........

Or just move, but don't lie about the water issue.....:sad:

a 100.00$ pressure regulator on every water line is needed... Sadly up dating to current code might require anti-back flow preventers $$$$

Get a lawyer for your self protection.
You might have to invoke the whistle blower laws, state and Federal to avoid counter actions.

Caslon · Mar 25, 2017

Fouthgeneration said:
Get a hold of the Executive Officer of the HOA immediately. Tell him/her they have an emergency plumbing problem that immediate action could save them ten or hundreds of thousands of dollars in water damaged condos that will be uninhabitable= no money to HOA.

Send a registered letter and e-Mails saying the exact same thing...

Call your condo insurer to have their lawyers get on the HOA and Water Dept.
Call the insurers of the Condo officers Error and Omissions insurance writers to revoke their coverage unless the danger is remedied.

Remove anything from your condo that can't take getting wet, tax records , heirlooms, paintings and family pictures.........

Or just move, but don't lie about the water issue.....:sad:

a 100.00$ pressure regulator on every water line is needed... Sadly up dating to current code might require anti-back flow preventers $$$$

Get a lawyer for your self protection.
You might have to invoke the whistle blower laws, state and Federal to avoid counter actions.

So far, the water company hasn't responded. I'm starting to get real in the sense that this isn't an "emergency" situation with either the Water Company or my HOA. If the HOA can't get satisfaction with our Water Company, then the HOA may have to "future" fix this issue by having flow restirctors installed at every unit. As to feasibility of that, stay tuned. Noones had a flow restrictor installed at any unit here that I know of. They may be a ***** to get at. Not a very well designed complex, if you ask me, plumbing wise.

Fouthgeneration · Mar 25, 2017

FYI: you need a "Pressure Regulator" not a flow restrictor, that is what is on every faucet in your condo, flow restriction lowers VOLUME, Pressure regulators prevents the downpipe pressure from exceeding a set pressure value...

Call your local council-member/mayor whatever, keep records, record calls, if legal.

Take action 125 PSI water isn't safe re building damage and corroded hot water heaters could actually rupture...Washer hoses WILL FAIL at night or while at work.

Check who pays when the plumbing fails on your HO agreements...

Sadly any damage to any of the condos lowers the value of ALL the units, if only in loss of reputation.

You could see about getting emergency repairs with the units that could leak into yours, selfish but wise? If you get along with your neighbors that could leak into your unit?

Again some insurance companies pay for some or all of preventive repairs--Contact your agent after making sure your premium is paid up.:whistling

Stay dry, TAKE ACTION.

RangoWA · Mar 25, 2017

I'm not seeing the purpose in dealing with the water company. It isn't their fault or problem.

Tinstaafl · Mar 25, 2017

RangoWA said:
I'm not seeing the purpose in dealing with the water company. It isn't their fault or problem.

It may not be their problem legally, but it's certainly their fault. They know perfectly well what acceptable residential water pressure is.

Historically, in order to get decent pressure at higher elevations and/or far-flung parts of the system, they would install booster pumps as necessary. But that's expensive and requires ongoing maintenance, so the trend has been to just jack up the pressure at the source, sometimes to double or triple the original value.

That makes the folks in outlying areas happy, but those who live near the pumps pay the price.

RangoWA · Mar 25, 2017

Tinstaafl said:
It may not be their problem legally, but it's certainly their fault. They know perfectly well what acceptable residential water pressure is.

Historically, in order to get decent pressure at higher elevations and/or far-flung parts of the system, they would install booster pumps as necessary. But that's expensive and requires ongoing maintenance, so the trend has been to just jack up the pressure at the source, sometimes to double or triple the original value.

That makes the folks in outlying areas happy, but those who live near the pumps pay the price.

Well would it be better to make them lower the pressure and place pumps all over and everybody pays more for the utility? I put a PR valve in my main, it can't be that expensive, especially if the condo pools their resources.

Tinstaafl · Mar 25, 2017

RangoWA said:
Well would it be better to make them lower the pressure and place pumps all over and everybody pays more for the utility?

That's a valid enough argument. But typically what happens is that as new developments are built and the size of the network grows, they jack up the pressure and suddenly a bunch of people who were fine for years are springing leaks and repairing water damage.

Where's the cost savings for those folks?

RangoWA · Mar 25, 2017

Tinstaafl said:
That's a valid enough argument. But typically what happens is that as new developments are built and the size of the network grows, they jack up the pressure and suddenly a bunch of people who were fine for years are springing leaks and repairing water damage.

Where's the cost savings for those folks?

Been there, done that. My water tank need to be replaced, the inlet tube busted, although the tank was almost old enough to vote so I can't be sure it was related. I knew there was a problem when I replaced it and the T&P valve dripped. Went just over 150psi. But I'd rather do that than pay the city more money each month forever.

Caslon · Mar 25, 2017

To make this story even more zany, the HOA is trying to hold an owner partially financially responsible for the drywall repairs outside his front door. Break out the popcorn on this one. Wet carpeting seen outside units door. There was no indication of a leak inside. The HOA is saying the owner didn't report it soon enough. HEY! The leak may have been apparent, but it was outside that units front door! How was I suppose to know it originated from this unit? There was no indication of a leak at all, inside said unit. P.S. They had to cut out some of that hallway "outside" wall to find the leak anyways! (The other hallway wall got water damage wicked up from the wet carpet). I think that's what they want to access financial responsibility for.
Again...outside a condo owners door...that's HOA property and responsibility... not an owners! No worries. They don't have a leg to stand on, legally.

I took pictures of everything...everything...should this matter get ugly.

Ya wanna hear something even funnier? They let the wet drywall dry out for 5 days (should have been 7-10 days). I saw some drywall they didn't have to remove, but it had mold growing on it's back side. I'm wondering if that mold is just harmless (smelled like mold does, ammonia). I suppose it's nothing... the job has been completed..bwaahhhhaa! Ya, I've got pictures of it.

Caslon · Mar 26, 2017

RangoWA said:
when I replaced it and the T&P valve dripped. Went just over 150psi.

I guess they don't make gauges that read higher for a 3/4" hose faucet? The two pressure gauges for 3/4" I shopped for both stopped at 100PSI. The needle almost wanted to jam itself back to the 0 mark. :laughing:

I think I have slightly high water pressure at the moment.

Tinstaafl · Mar 26, 2017

You can get a gauge for just about any pressure range imaginable. Just need to mix & match a couple of standard fittings to screw it onto your hose bib.

Caslon · Mar 26, 2017

Tinstaafl said:
You can get a gauge for just about any pressure range imaginable. Just need to mix & match a couple of standard fittings to screw it onto your hose bib.

Right! sorry, my bad. I'm just itching to know, so I may pay the extra.

Fouthgeneration · Mar 26, 2017

At 150 PSI your hot water heaters T & P valve will most likely be weeping if not dribbling as it is SUPPOSED to open at 150 PSI gauge pressure.

Any HW heater is now damaging drywall and leaking in to hidden cavities..if not installed on catch basin.

Take time stamped pictures of the water gauge every day...

CALL a Sue monster lawyer.... Most won't care because the losses haven't yet happen...

By far the cheapest fix would be for the HOA to install a large pressure regulator on the existing apartment style water feeds...

involving the city most likely will force all units water piping brought to current code,# of stop boxes, back flow preventers and other costly regulations.
Tread lightly.

Condo, excessive water pressure

RangoWA

Caslon

TimberlineMD

Tinstaafl

Caslon

Tinstaafl

Caslon

Fouthgeneration

Caslon

Fouthgeneration

RangoWA

Tinstaafl

RangoWA

Tinstaafl

RangoWA

Caslon

Caslon

Tinstaafl

Caslon

Fouthgeneration

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