Miami Condo Leaks: Who Fixes Which Pipe
The document that decides
Every Florida condominium has a declaration, and it defines what is part of your unit and what is a common element owned by everyone through the association. For plumbing, a typical declaration makes the association responsible for pipes that serve more than one unit (the stacks, risers and main lines) and makes you responsible for the pipes and fixtures that serve only your unit, often from the point where they leave the wall or pass a shutoff valve. Typical is not universal. Get a copy of your declaration from the association or the county's official records, and read the maintenance section before a leak, not during one. This guide is general information, not a reading of your documents.
The first hour of a condo leak
- If water is coming from your unit, close your unit shutoff, usually in the water heater closet or under the kitchen sink.
- If it is coming from above, go upstairs or call the front desk; you cannot shut off a neighbour’s valve.
- Tell the manager or association in writing, by email, the same day, with photographs.
- Let the building decide whether to close a riser or a floor; most buildings do not want residents touching risers.
- Do not let anyone open a common wall without the association’s say-so.
Who pays for the damage
Florida's condominium law ties insurance to the parts of the building as they were originally installed. The association's master policy generally covers the building structure and common elements, and the unit owner's own policy generally covers finishes, cabinets, appliances and, specifically, water heaters inside the unit. So a burst riser and a burst dishwasher hose land on different policies, even if the water ends up in the same place. Negligence can change who ends up paying between owners, and that is a question for insurers and, sometimes, lawyers. Tell your own insurer promptly either way.
Old buildings and the 2022 law
After the Surfside collapse, Florida's 2022 condominium safety law required structural integrity reserve studies for buildings of three storeys or more, and plumbing is one of the items those studies must cover. In an older Miami building with original cast-iron stacks, that has pushed the question of replacing them onto board agendas and into special assessments. If your unit keeps backing up, ask whether the stack has been inspected and whether it is in the reserve study. Your branch line may be fine and the riser the real problem.
Hiring a plumber in a building
Most associations require a contractor's licence and certificate of insurance on file before work, many name the association as an additional insured, and some restrict working hours or require the service elevator to be booked. Tell the plumbing company the building's rules when you call, and send the manager the company's paperwork early. Work that needs a permit, such as a water heater replacement, needs one in a condo too.
Leak in your condo and not sure whose pipe it is? Call; a local plumber can find the source, and the report helps settle the question with the association.
Where to go next
Common questions
Is the water heater in my condo my responsibility?
In most Florida condos, yes. The statute puts water heaters among the items the unit owner insures, and declarations generally make the owner responsible for maintaining them.
The association says the leak is mine. How do I check?
Ask for the plumber’s report on the source and compare it with the maintenance section of your declaration. If you disagree, put it in writing; the Florida condominium ombudsman’s office publishes guidance for owners.
Can the association enter my unit to fix a pipe?
Florida law gives associations a right of access to units for maintenance and to prevent damage to common elements or other units. Your declaration sets out how notice works.