Water Leaks - Association of Condominium Managers of Ontario

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pipes end up with an internal coating that’s several mms thick in areas with little erosion, and thicker as needed to fill weaker spots. The epoxies used are tested and approved for potable water contact situations, and they deliver 40 to 60 years of useful service. Lack of disruption to buildings and residents is the main advantage of the epoxy lining process. No walls need to be cut, few pipes replaced and no redecorating of walls completed after the fact. Less trash goes to landfill, too. The process involves draining and drying the inside of specific riser pipes isolated from the rest of the system before liquid epoxy is distributed through the pipes using hot, compressed air. This liquid solidifies to a smooth hard coating, ready for water flow again about 24 hours later. The low-friction internal surface of lined pipes boosts water flow rates and pressures, especially in higher floors. Pipe lining costs a good 20% less than repiping (drywall repair and security costs add to the repipe pre- Proper System Management Combats Shortening Pipe Life It used to be that it took 20 years for pinhole water leaks to emerge, but today some highrises are springing them after 15 years service. It’s not unusual to see leaks in buildings less than 10 years old. Some leaks are happening in buildings just 4 years old. One reason is the tendency to design buildings with fewer risers, smaller diameter water pipes, over-sized pumps and faster water recirculation flow rates. Regardless of what you’ve got, you can maximize the service life of any pipe system by following several steps. Performing a pipe condition assessment is one, as well as monitoring and balancing water circulation flows. The slower the water flow, the slower the erosion rates. As a manager you must also alert board members about the need to accumulate adequate reserve funds for the inevitable expense of dealing with pinhole leaks using more than just stop-gap patches. Take your pinhole leaks seriously. They are rarely an isolated event and they are increasingly appearing in buildings of all ages. CONDOLAW.TO 2300 Yonge Street, Suite 2900 P.O. Box 2384 Toronto Ontario Canada M4P 1E4 T F w 416 489 5677 416 489 7794 condolaw.to CM CONDOMINIUM MANAGER MAGAZINE, SUMMER 2011 ■ 21 ■
MID CONSTRUCTION LIMITED APPLICATOR OF SMIDCRETE® EXTERIOR EXPANSION JOINT SYSTEMS BY SMID SYSTEMS INC. www.smid.ca info@smid.ca tel: (905) 686-2721 fax: (905) 686-2708 Make the dream of condo living come true. PARKING GARAGE RESTORATION Expansion Joints Waterproofing and Sealing Concrete Repair Traffic Coatings Carbon Reinforcement (Beams/Columns) Post-tension Repairs/Replacement 1960 2010 50th mium), while typically delivering a longer working life. That said, care has to be taken when soldering afterwards because excess heat can cause delamination of the lining. Generally, most in-suite renovations are far enough from the risers and are not a concern. Most application companies, Rikos included, offer a 10-year warranty, though ask for and check references from lining firms before making any decisions. Hot water system maintenance is an expensive, inevitable and high-stakes condominium management issue. How you handle this challenge has a substantial effect on your professional reputation. Information, planning and an understanding of the technical side of the issue are the best ways to prepare. ■ Wolfgang Osada is the president and CEO of Rikos Ltd. He has a Diplom Ingenieur (Masters in Mechanical Engineering) from Germany. He has operated his plumbing and mechanical firm for almost 40 years. For over 20 years Rikos has specialized exclusively on highrise domestic hot water recirculation systems and pipe lining. Get Pro-House to look after the reality. Finance, regulations, maintenance and the unexpected... we care about the details so you can live worry-free while the value of your real estate increases. Caring for buildings continuously for over 30 years. Our record is proven. BRIAN MANN - Vice President 416.783.7676 x226 bmann@pro-house.ca pro-house.ca PRO HOUSE Managing condominiums with care The relining process involves draining and drying the inside of specific riser pipes isolated from the rest of the system before liquid epoxy is distributed through the pipes using hot, compressed air. ■ 22 ■ CM CONDOMINIUM MANAGER MAGAZINE, SUMMER 2011
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Water Leaks - Association of Condominium Managers of Ontario

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