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Preventative Measures for Potential Problems

By
Real Estate Agent with Liberty Homes RS-#62825

We live in a Townhouse Community and as all other Association we not only have rules to follow but rules of our own as well.  After past issues with leaks of our own as well as from our neighbors we found out QUICKLY what we need to do to ensure that we prevent further damage to our unit. We also found out QUICKLY that the things we needed to do also made us good neighbors and therefore made for a better community to live in as well.

 

Preventative Measures to take for Potential Problems:

 

  1. Condo Insurance is a must (and affordable!) Even though our association has condo insurance that is included in our maintenance fees for the common elements (common land, beams, foundation, stairwells, roofs, parking, elevators, main power and plumbing, ducts and whatever else as determined by the declaration) it does not include the inside of the unit!
  2. As a townhouse/condo owner we have an obligation to repair and fix our problems immediately.  A Townhouse/Condo Association requires us to follow steps to insure that during a plumbing/electrical/safety hazard problem we protect ourselves and our neighbors from further damage and safety issues.
  3. We Contact our Resident Manager (Association) and our Association Management Co. if there are any leaks or hazardous issues. Notifying them of any damage to structure or potential hazards/damages that may affect neighbors is a very important “to do”. We want to be responsible homeowners and let everyone know as we do not want to face any repercussions either.
  4. We call the appropriate licensed contractor/plumber/electrician etc. and get the work started on to remedy the problem. We could possibly cause more damage to our unit (as well as neighboring) if we sit on the problem.  Being responsible homeowners for potential dangers and hazards to other members of the community means we nip the problem in the bud.

We take preventative measures as responsible homeowners….

Because….

WE are the ones who make our community a better place to live.

 

Posted by

                                                       

 

Celeste "Sally" Cheeseman  is a Realtor-Associate® and Certified Residential Specialist (CRS) with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs  she serves the island of Oahu (Honolulu County) and all Hawaii Military Relocations, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents, Home Buyers and Sellers.

 

 © 2007-2015 Celeste "Sally" Cheeseman's

Hawaii Real Estate and Relocation Blog.

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Comments (40)

Bob Zorechak - ABR, GRI, e-PRO
Keller Williams Realty Metropolitan - Morristown, NJ
Sells Homes in Morris/Somerset/Hunterdon Cos., NJ

Your approach to this issue seems very responsible.  Keeping ourselves accountable is priorty no. 1.  It is too bad more people do not feel the same.

Oct 22, 2011 07:04 AM
Celeste "SALLY" Cheeseman
Liberty Homes - Mililani, HI
(RA) AHWD CRS ePRO OAHU HAWAII REAL ESTATE

Rosalie:  Believe me...it cost a pretty penny ....but our insurance covered it as we HAD to rip out everything...We had nothing special done...just got rid of the fiberglass junk and put in ceramic and a good bathtub.

Bob...it's what responsible people do, right?  You're right...it's just too bad not everyone feels the same :)

Oct 22, 2011 07:17 AM
Carla Muss-Jacobs, RETIRED
RETIRED / State License is Inactive - Portland, OR

A realistic look at why condo insurance is necessary, and as you say . . . affordable.  I owned 1st floor condo several years ago.  The 3rd floor condo had a major leak in the washing machine hose-line. It found the path of least resistance . . . right into my condo.  I had insurance.  The 3rd floor owner did not. She was sued by my insurance company for causing the damage -- subrogation is such an ugly word.  She was complaining about $35/month for insurance and didn't get it. 

Oct 22, 2011 07:59 AM
Doug Rogers
RE/MAX Coastal Properties - Destin, FL
Your Real Estate Resource!

Makes me thankful for my .43 acre lot. Nice post!

Oct 22, 2011 09:16 AM
Robert L. Brown
www.mrbrownsellsgr.com - Grand Rapids, MI
Grand Rapids Real Estate Bellabay Realty, West Mic

I make sure ALL clients review the condo docs so there is no assumption from either party.

Oct 22, 2011 01:38 PM
Celeste "SALLY" Cheeseman
Liberty Homes - Mililani, HI
(RA) AHWD CRS ePRO OAHU HAWAII REAL ESTATE

Carla:  Needless to say ....condo living can be a good thing if all are good neighbors and if all take care of their 'home'.

Doug....then again...you have a riding lawn mower?  lol.  Condo living is definitely for those that like low maintenance 'yards'.

Robert: No assumptions here.....my townhouse has a great association....and condo docs or not...we all try to make for a better community by just taking care when something does happen.

Oct 22, 2011 01:53 PM
Christine Donovan
Donovan Blatt Realty - Costa Mesa, CA
Broker/Attorney 714-319-9751 DRE01267479 - Costa M

Sally - We've had issues with leaks in condos where the master insurance and the individual policy are in conflict because it's inside the house, but the individual coverage says it won't cover if the master policy does.  This drives up insurance for the whole complex.

Oct 22, 2011 03:59 PM
Jeff Dowler, CRS
eXp Realty of California, Inc. - Carlsbad, CA
The Southern California Relocation Dude

Sally

Good advice hre. Too many buyers do NOT understand how condos are set up and the rights and obligations of the of homeowners AND the HOA. We just had a series of issues with a tenant in the unit adjacent to a rental property. Knowing who is responsible for what is key.

Jeff

Oct 22, 2011 04:36 PM
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of the Manchester NH's area Leading Agents

It is not only recomended to read the condo docs and rules but to sit in the in it and open up your senses, look around, listen and smell. All condos were not built equally, can you hear the neighbor going up and down stairs, dog barking, baby crying? then can you smell what they are cooking for dinner or do they smoke? lastly look at parking, look what is stored out side? Make sure everything looks right, often red flags were there, you just didnt see, hear or smell them.

Oct 23, 2011 01:56 AM
Barbara-Jo Roberts Berberi, MA, PSA, TRC - Greater Clearwater Florida Residential Real Estate Professional
Charles Rutenberg Realty - Clearwater, FL
Palm Harbor, Dunedin, Clearwater, Safety Harbor

Sally - yes, interior insurance is vital since the association insurance doesn't cover the inside of the condos and townhomes. I used to live in a townhome and do remember that having my own coverage was necessary.

Oct 23, 2011 03:26 AM
Wale Adewoyin
1st Crown Realty Corporation 503-512-6200 - Saint Helens, OR

The problem i see is most buyers opt for condos because it is cheaper than a detached house and they feel they don't have to do anything. They do not look at the covenenants associated with the sale and some agents are guilty with this also. Its particularly more important than just the sales price of the unit.

Oct 23, 2011 03:48 AM
Kate Akerly
Kaminsky Group - Manhattan Beach, CA
Manhattan Beach Residential Sales

That's a great attitude and your neighbors are lucky that you're so proactive.  We've seen a few condo associations have to step in and do the work for owners, which of course they then go after the owners for.  It's never pretty and usually involves litigation.

Oct 23, 2011 05:33 AM
Kimo Jarrett
Cyber Properties - Huntington Beach, CA
Pro Lifestyle Solutions

I can't imagine that a condition to purchase doesn't require the buyer to provide adequate insurance to protect the HOA and adjoining condo owners from potential hazards. Who would want to buy a condo in that community without adequate insurance to protect their assets?

Oct 23, 2011 06:29 AM
Celeste "SALLY" Cheeseman
Liberty Homes - Mililani, HI
(RA) AHWD CRS ePRO OAHU HAWAII REAL ESTATE

Kimo:  Not all Associations require BY LAW for homeowners to have condo insurance although ALL complexes HAVE to have a master insurance and it's part of our maintanance fees. (more often than not many lenders are now requiring for all to have individual insurance to cover the inside of the unit as well) It's up to each homeowner to take responsibility and protect themselves.  What does your California law state? Here's Hawaii's ....  http://www.capitol.hawaii.gov/hrscurrent/Vol12_Ch0501-0588/HRS0514A/HRS_0514A-0086.htm 

Join in the ActiveRain Community and start writing on your blog...we'd love to read your stories!

Oct 23, 2011 07:15 AM
Eileen Hsu
Douglas Elliman Real Estate - Manhattan, NY
LICENSED REAL ESTATE SALESPERSON

Excellent post Sally. Living in a condominium is living in a large scale of community, there is board of directors and full staff that take care many of these issues. At the same time, each neighborhood/home owner should be responsible in notifying the building management on any potential issue that can become a bigger issue.

Oct 23, 2011 07:21 AM
Sharon Paxson
Sharon Paxson, Realtor® EQTY Forbes Global Properties - Newport Beach, CA
Newport Beach Real Estate

Hi Sally - this is an excellent post and as a condo owner, you are definitely part of a community.

Oct 23, 2011 08:23 AM
Gene Riemenschneider
Home Point Real Estate - Brentwood, CA
Turning Houses into Homes

There is a lot of mutual obligation when in a condo or townhome.  It is important to be respectful for and watch out for your neighbors.

Oct 23, 2011 11:20 AM
Jayson Holland
Listings.com - Denver, CO
Jay Holland

Having a walls-in and replacement policy is a MUST. Most people I know in townhomes and condos are terribly under-insured. They think (wrongly) that "the HOA will take care of it"

that is not how it works.

 

Oct 23, 2011 05:16 PM
Bob Miller
Keller Williams Cornerstone Realty - Ocala, FL
The Ocala Dream Team

Hi SALLY.  Great post.  A a new investor I am buying some villas or townhomes.  And insurance is one of the issues I am wrestling with.

Oct 23, 2011 10:42 PM
Sylvie Stuart
Realty One Group Mountain Desert 928-600-2765 - Flagstaff, AZ
Home Buying, Home Selling and Investment - Flagsta

It's important to address issues like this as soon as possible so that worse problems don't follow. 

Mar 11, 2012 11:15 PM