Water Shut-offs Follow

There are many reasons that you may need to shut off water at a property. Common reasons:

1. There is a leak in the supply line, and a section of the line must be replaced.
2. A unit owner is replacing a plumbing fixture, and does not have an in-unit shut-off.
3. A burst pipe.
4. Unit remodeling of bathrooms or kitchens.
5. A tier shut off valve isn't holding and needs replacement.

Before shutting off water (or agreeing to shut off water on behalf of a resident) consider:

1. Which shut-off valve will inconvenience the fewest number of units? Make sure that’s the one you’re using. The hierarchy of shut-off valves (from lowest to highest) is: 
   • Fixture - Most sinks have shut-off valves underneath (oval knobs). If a unit owner is replacing a sink fixture, they can probably shut off water to the sink without impacting any other fixtures in their unit.
   • Unit - Some units have shut-off valves where the water enters the unit. If units have in-unit water heaters, there may be a shut-off valve near the water heater.
   • Tier - In associations with stacked units, there will often be shut-off valves in the basement or ground floor ceiling. These valves allow you to shut off water to the units in the stack above the valve, without impacting any other units. If you’re lucky, the valves will be labeled. If not, you should see whether a plumber knowledgeable about the building can help you label them.
   • Building - In some older buildings, there are no shut-off valves installed on any of the tiers or units, or the shut-off valves that are installed are broken. In some cases, there may be shut-off valves installed, but they are not labeled, so you cannot count on them. In those cases, there is no option but to shut off water to the building.
2. What is Association notice requirement for shut-offs that impact more than one unit? If there is no policy in place, assume that at least 48 hours notice is required, as this is the most common policy. Do not shut off water without notice except in an emergency. Schedule shut-offs no earlier than 9am, so that people can get their showers and leave for the day prior to the shut-off. Also, do not START them later than 12pm.
3. If a unit owner needs to request a shut off, they must provide:
   • a proposed schedule, including date and time window
   • name of licensed plumbing vendor performing work
   • a certificate of insurance from said vendor listing the association as an additional insured and minimum $1M in liability
4. Does the Association charge a fee for a water shut-off?
   • A fee each time an owner needs to shut off the water can be helpful in making sure an owner minimizes the number of shut-offs.
5. Make sure circulator pumps and domestic booster pumps are turned off in advance, then turned back on once the work is complete. Failure to shut off prior to shutoff could cause the mechanicals to dry fire and burn out. Replacement of this equipment can be quite expensive.
6. If water needs to be shut off to a tier or the whole building, is there a documented process for effecting the shut-off and subsequent turn-on?
   • If not, make sure to speak to a plumber knowledgeable about the building and create a documented process. In some buildings, the order in which you shut off and turn back on different valves  is crucial. Shut off both the supply lines AND the return lines.
7. In some buildings, you must drain the entire building system before work can be done. If possible, you may want to have the building maintenance man do that prior to the arrival of the plumber  to avoid paying the plumber for that time. This may apply to drainage line work as well.
8. Use a shut-off as an opportunity to install additional isolated shut-off valves where they are needed. Consolidate work as much as possible to minimize recurring impact to residents.
9. Let residents know they can fill up a bucket of water and re-fill their toilet during an extended shut-off.
10. Who is shutting the water off and turning it back on?
    • If a unit owner hires a plumber to work in their unit, but the plumber is in charge of turning the water off and back on for multiple units, it is especially important that you make sure the plumber is licensed and insured, and knows what they need to do in the building before the day of the project. Some buildings may require owners to use the building plumber for all plumbing work requiring that water be shut off.

Execution

1. If a unit owner is shutting off his/her tier, and the tier shut-off valves are not already labeled, use a planned shut-off as an opportunity to label one or more tier shut-off valves.
2. Especially in older buildings, encourage the plumber to turn back on the water very slowly. Slowly turning back on the water can help minimize the amount of debris in the pipes that is stirred up, and thereby minimize blockages in the supply lines.
3. Make sure owners know that after a shut-off, it is normal for there to be air in the lines, for their fixtures to “sputter” when they turn the water back on, and for water to have rust in it when the lines are first used again following a shut-off.
4. After a shut-off, especially in older buildings, you may get complaints of low water pressure. If a resident is able to remove the “screen” from their faucet or shower nozzle and clean out any debris, that sometimes resolves the issue.
5. If low water pressure and blockages persist a day after a shut-off, use a vendor such as CAM Pipe Clearing to clear blockages from the supply lines.