Issue 1 - Garage and Storage Units: Water Leaks
From Reservoir Lofts Condominium Community
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Issue 1 - Garage and Storage Units: Water Leaks
Pre-Purchase Concern
This has been an issue for a number of residents even before they purchased units. Questioning the water, attempting to add it to punchlists, etc.
From June: The parking garage continues to flood in many areas. Most dramatically water was pouring into the garage near spot 38 under Building A through the CO2 vent, and also of concern -- the drain in the floor was not draining at a sufficient rate to take away the water. The water backed up, covering a large area with many inches of water. Eric said this may be related to a drain outside this area which must be kept clear by the management company. Pictures and Video to come.
List of areas affected by flooding in the garage:
- Exhaust fan under Building A - Pics: 1 2 3 Video: 1
- Exhaust fan under Building B
- Exhaust fan under Building C
- Bike rack area - Videos: 1 2
- South hallway between 1st floor and parking garage -- water through the ceiling.
- Pipes near spot 42 in Ceiling that leak
- Pipes above spot 47 in Ceiling that leak
- Pipes near spot 49 in Ceiling/on wall that leak - Video: 1
- Wall/Ceiling under building B where gas lines are
- Ceiling between Buildings C and D in driveway area - leakage
- Electrical room inside the trash room.
Initial Concern from 7/17/08 letter
Garage leaks in many areas. A partial list of affected areas is below. Videos and pictures are available at http://www.reservoir-lofts.org. As part of the resolution, we request a survey and written report of the repaired structure by a 3rd-party licensed inspector.
- Garage door entrance
- Storage units
- CO2 vent under Building A spot 38
- Exhaust fan under Building A
- Exhaust fan under Building B
- Exhaust fan under Building C
- Bike rack area
- South hallway ceiling between 1st floor and parking garage
- Ceiling pipes near spot 42
- Ceiling above pipes above spot 47 (ceiling “foam” is yellowed above pipe)
- Ceiling/Wall pipes near spot 49
- Ceiling/Wall under building B where gas lines are
- Ceiling between Buildings C and D in driveway area
- Electrical room inside the trash room
Response from Developer on 8/20/08
As I have explained to various Buyers recently, although this is not a warranty item, I have acknowledged that the developer is working to address the situation and I am in agreement that they will work in good faith to reasonably decrease the water seepage in these areas and in most cases completely eliminate same so that the risk of potential damage is mitigated. Please note however that the areas described as C02 vent under Building A spot 38, Exhaust fan under Building A, Exhaust fan under Building Band Exhaust fan under Building C, will always experience a reasonable amount of water. By mere fact of its intended purpose, these areas are exposed to the outside to emit potential and harmful exhaust fumes produced by all the automobiles contained within the space. It is noteworthy to point out that these same areas are equipped with drainage, and the overall design of the interior garage drainage contemplates without limitation, water penetration in these specified areas.
This is the most sensitive item to coordinate, and although it looks like nothing is being accomplished, there is a lot of time being consumed with investigating the characteristics of the materials and the various related components of construction in order to determine the best format to proceed under, and in the least disruptive mamer for the Association. It is noteworthy to point out that when the work is ultimately implemented, it too will be slow and methodical .. I expect this to begin at or around the end of August. Due to the nature of the issues and the characteristics of certain materials being used, there will be many phases to this work scope in order to effectively accomplish a satisfactory resolution to the issue.
In any event I am contemplating and planning to organize a meeting between the management company and the water proofing company performing the scope of work, so that the management company can provide the unit owners with any and all details involved in this process. It goes without saying that tlle association will be updated upon further developments regarding this item.
Discussed at 8/20/08 Meeting
We asked for a Followup: "We would like to understand why the structure is not under warranty. Will the new work be under warranty?"
Response through Curtis from Developer on 10/22/08
The basement/garage is not under warranty with regards to water penetrations. That being said, it is reasonable for the association to expect that the “current” cosmetic water penetrations are managed by the builder until the situation is minimized. Moreover the developer is trying to negotiate the prospect of a warranty from the new contractor as it pertains solely to the proposed work adjustments. This work will begin in October.
Latest
Additions: We'd like to add Building 29 North garage stairwell to this list, as it has water spots on the wall. Along with Building D North Stairwell.
Questions and Concerns: We disagree that its not a warranty item, and would like further clarification. It was mentioned that work will begin in October, We'd like to know what work was done, what work is to be completed, and what the time schedule is.
Concerns regarding method to rectify - pulling up pavement to seal stairwells? What impact will this have on residents using their units)
Continual mold buildup - health concerns - Association Legal issues?
