Management of water heaters management in a co-ownership (condominium) requires meticulous organization including maintaining an installation registry and collaborating with the co-owners and so, in accordance with the provisions of the declaration of co-ownership; this document usually mentions that any intervention on a water heater such as its replacement must be approved by the board of directors to ensure that the work complies with the current standards and that the contractors are qualified as evidenced by their license and by their insurance.
Declaration of co-ownership
The by-laws of the immovable (second part of the declaration of co-ownership) generally include strict guidelines, limitations and even prohibitions regarding work that could be carried out in a private portion; it could be mentioned for all plumbing work as the one related to the replacement of a water heater to be submitted for approval to the board of directors before it can begin.
The board of directors must approve this work if the contractor selected by the co-owner:
Water heater register
In order to avoid water damages, any syndicate of co-owners should keep a computerized record establishing the age of the water heaters and their date of installation; this record should be interactive so that an alert is sent to the board members or to the manager to ensure that any water heater that has reached the end of its useful life is replaced. Otherwise, a formal notice should be sent to the concerned co-owner reminding him to replace the water heater.
Insurers
Thermal storage water heaters are often singled out by insurers in multi-storey vertical co-ownerships because of the frequency of claims related to these appliances; this has a direct impact on insurance premiums and deductibles and thus on the increase on common expenses (condo fees). It is important to note that most insurers require water heaters to be replaced every 8 or 10 years; each insurance company has a specific policy on this so directors and co-owners should check what the syndicate's insurance contract says in terms of replacement schedules. Furthermore, some insurers exclude from their insurance coverage damages caused directly or indirectly by a water heater whose date of manufacture exceeds twelve years.
WHAT YOU SHOULD KNOW! It would be in the interest of any syndicate to adopt a by-law obliging co-owners to replace their water heaters after a certain number of years; also, it may be specified in a declaration of co-ownership that co-owners, lessees (tenants) and other occupants who are absent for a certain period of time must close the water supply valve of their unit.
WHAT TO KEEP IN MIND: Many syndicates of co-ownership insurers require that storage water heaters be replaced on a specific date; this date may vary but replacements are usually required every 10 or 12 years.
WARNING! The co-owner who wishes to have his work carried out must provide the board of directors with a copy of the license held by the chosen contractor as well as proof of his liability insurance.
