General Principles

• Call Seabreeze for any emergency (24h) 800.232.7517 

• These processes are for emergencies only: These are for emergency situations that will lead to more damage if not addressed urgently in the moment. A lightbulb that's out  or a broken window should not follow these steps. 

• Prevent further damage: Act as quickly as possible in emergencies to mitigate nearby unit impacts (e.g. if water is pouring onto the floor in a unit, call the property management company hotline immediately to dispatch. If it's in a common area like the garage, the the property manager will triage).

• Avoid unnecessary costs to you and the HOA: False alarm dispatches are costly to owners and the HOA (e.g. dispatching a plumber for stagnant water in the garage from a recent cleaning)

• Document everything with pictures: Your insurance company is going to want this information

• Plant 51 HOA is not liable for any actions you do or do not take based on what's described here, do any action at your own risk. 

Scenario 1: I see water leaking from my ceiling

Most likely this is due to the unit/room upstairs that has a water leak. 

1. Prevent an electrical short: If it's leaking near a light fixture, shut off the power via the circuit breaker (electrical panel in your unit).

2. Protect your floor: Use towels and mops to prevent damage to your hardwood/carpet. If there's still water leaking, grab a large container to catch the water. 

3. Check with the unit(s) upstairs: At times there may be two units above with adjacent washer/dryer units, so check the units next door to the unit above to determine where it's coming from. If you make contact with the resident upstairs, take a look around together to determine if that's the source. Typically it's any of the following (in order of likelihood): 

   1. The Shower: Shower cartridges may fail over time and should have been replaced as part of preventative maintenance.

   2. The Washing Machine: The original washing machine units are end of life and may have gaskets or water lines that failed. Additionally, the plastic washer pans are most likely cracked and may not always at times be hooked up properly to support draining when the washer fails.

   3. The Dishwasher

   4. The Sink pipes

   5. The Toilet

4. Call the property management company: be detailed and specific, and describe exactly what you are seeing and where you are seeing it

5. Document everything with pictures for insurance purposes

6. Contact your home insurance : notify them of the incident, they'll work with the home insurance agents of the unit upstairs. Have your neighbors upstairs exchange insurance information with you

Scenario 2: Water backing up in my sink

1. If the water is at risk of overflowing, get bowls and buckets and scoop it out into another drain in your unit. It may be tedious and is a stopgap, but it's better than water damging the floors and downstairs ceilings of either your unit or your neighbor's.

2. If someone else is around or if you get enough water out, check with the unit upstairs, at times there may be two or three units above or next door, so check the units next door to the unit(s) above. If you make contact with the resident upstairs and downstairs, if they are upstairs and still putting things down the stack, it may continue the water backup in your unit.

3. Call a plumber ASAP, or work through Seabreeze to dispatch one. 

Scenario 3: My shower handle (to turn the water on/off) is broken or I see water coming out of it

Most likely the shower cartridge failed. This is very damaging to your unit and the unit below if you don't divert water out into the tub, and it stays and goes behind the wall (it will create black mold). 

1. Remove the shower handle with a hex wrench and the plate covering the shower. If you aren't comfortable, dispatch a plumber ASAP. 

2. Use a plastic bag to punch through the leaking catridge and divert the water into the tub. 

3. Contact the property management company.

Expectations of Property Management Company

• Is the caller in the unit where this water leak is originating?

  1. Yes - Is water spilling out onto the floor?

     1. No - See "Resident Disclosure" message below.

     2. Not yet -  See "Resident Disclosure" message below.

     3. Yes - Contact Seabreeze Immediately :

        1. Note: If possible, have the resident get a bucket or container and offset the water into another working drain. Have them see if anyone in their household can knock on their stack’s doors to make them aware they need to stop using their water.

     4. Contact Plumbing/Advanced Restoration...

  2. No - Is it coming from a floor above them?

     1. Yes - Contact the unit above via resident directory. Have the resident knock on the door above them to notify the resident. Immediately contact Plumbing/Advanced Restoration, and notify Victor

        1. e.g. 2133 has a leak in ceiling, check with 3133

        2. e.g. 3133 has a leak from their washing machine, check with 2133

Resident Disclosure: On Call reps must inform the customer the following:

1. 1. Owners - "Per the CC&Rs section 9.3.9, as an owner, you are responsible for any plumbing issues involving pipes and fixtures within their own unit. By calling Plumbing to your unit, the individual at fault as determined by the insurance agent will be charged the cost of the plumbing job unless it is determined by Plumbing that the clog is located in the stack's shared pipes. If your unit floods into the below unit, you or your home insurance will be responsible for any restoration costs and damages that occur. If you consent, we will dispatch Plumbing. If you choose to do so yourself, you will be wholly responsible for the cost and for submitting reimbursement with proof of pipe length to indicate the clog originated from the shared pipes.

   2. Tenants - If in an emergency DO NOT WAIT FOR OWNER AUTHORIZATION - it needs to be dispatched immediately. Say the following: "As a tenant, your owner is responsible for any plumbing issues involving pipes and fixtures within their own unit. By calling Plumbing to your unit, you will be charged the cost of the plumbing job unless it is determined by Plumbing that the clog is located in the stack's shared pipes. Please contact your owner to inform them as well".  Always contact and inform the owner regardless of whether the tenant did or not.

Residents: Working with your insurance company

1. If there are damages or reimbursement, please document everything. 

2. If the property management company dispatched any vendor, and your unit was the origin, that dispatched vendor cost will be included in your assessment (eg if your dues are $550 and the restoration vendor was $4100, then your dues will be $4650. If you need to file a reimbursement claim through your insurance, the property management company, once they receive the invoice, should be able to provide you a copy.