Maintenance Tips
You are here:
  1. Home
  2. Maintenance Tips

Maintenance-Common Problems & Tips to Resolve Them

The basic premise regarding what is covered in dwelling is that the owner is responsible for everything that is inside the property. The outside, or common areas, are the responsibility of the Association.

Frequently, unit owners call our office reporting maintenance issues that are their responsibility, such as Garbage Disposal, Sliding Glass Doors and Windows, Toilets, Air Conditioning, Breakers panels, Roofs leaks, Exterior Walls cracks, Balconies.

Garbage Disposal:

 

Many owners and tenants report problems with the Garbage Disposal. The most common cause is that the item does not turn on. Typically, this is caused by jamming, overheating, red button is tripped or the breakers is down. The jamming is normally due to objects such as flowers stems, bones, forks, spoons, knives, women sanitary personal items, toys, papers, etc, etc. Normally, fixing the problem is easy and shall start by disconnecting the utensil from the electrical outlet to avoid potential chopping of the fingers. If an item is preventing the blades to move, removing it and resetting the tripped button solves the problem. In you tube there are numerous examples of how safely fix, or replace garbage disposals, including using ice and vegetable oil to grease the unit.

Sliding Glass Doors and Windows:

 

One frequent problem reported by owners/tenants relate to the stucking of the sliding glass doors or windows, which make them difficult to move or are very tough to open. Normally, this is resolve by adjusting and realigning the rollers at the bottom by lifting the door to push the rollers back in and on track followed by oiling with wd-40, but never cooking oil.

Toilets

Main reported problem: Clogging

 

The problem is mostly due to improper disposal of items such as paper towels, towels, diapers, bags, flowers stems, women sanitary items, fruits seeds, cell phones, wires, etc. etc.

The problem is in many condos Associations solved at no cost to the owners if the unit is in the first floor by sneaking of the toilet by a Certified, insured plumber. In other minor the clogging is resolved by plunging the toilette. Many owners use chemicals to dissolve the solids, but this is no recommended in view of the damages these chemicals produce in the pipes, potentially creating a greater problem if the pipes collapse.

Flappers

 

Faulty flappers are really concerning due to the significant negative impact in the water & sewage bills. The waste is usually passed to the owners via higher, unbudgeted bills that affects the owners and the tenants Regular Assessments. The main problems are related to unadjusted floats, incorrect chain length, or tangling of the chain. The Miami Dade Water & Sewer Department recommends correcting water wasted due to faulty flappers by visiting www.toiletflapper.org. Changing a flapper costs less than $20. The savings are enormous.

Air Conditioning

 

The Air Conditioning unit is the responsibility of the unit owner. Most reported cases refer to rising temperature in the unit due to air not cold enough to cool the areas.

Typically, it is recommended to the unit owner to check the filter for clogging, filthiness due to non-filter change and coils freezing out. It is recommended to change the filters monthly, and using Clorox to destroy algae accumulating in the pipe. Occasionally, in high rises, the Association may need to examine the main stack running up to the last floor to unclog it, but the fundamental aspect is the education and personal habits of the dwellers.

Wall Electric Outlet & Breakers Panel

 

Frequently, owners and tenants report No Power in the wall electrical outlets. This issue is not covered or budgeted in the Annual Budgets of the Associations. The problem may be caused by a flipped breaker that may, or may not, require a Certified and Licenses Electrician to correct it. It is strongly recommended to the unit owner or tenant do not engaging in fixing the issue by manipulating the breakers panel.

In the case of lack of electricity caused by faulty Main located in the common areas, the responsibility is assigned to the Association. The collapse of the main is relatively frequent in South Florida during the harsh summer season and is attended by our company on an Emergency Basis.

Roofs Leaks - No Roof, No Home

Roofs are common area under the responsibility of the Association. The roof could be sloped or flat, normally covered with tiles or shingles. The flat roofs could be made of concrete or wood slabs, the latter the most vulnerable and difficult to repair or replaced.

In the case of Condominium, Florida Statutes required budgeting for Reserves to fix the roofs at the end of their useful lives. In the event that the Board decides not to have Reserves Fully Funded, the proposition shall be remanded to the membership to Vote Yes or Not on the recommendation due to the vesting on them on this critical matter.

Gold Property Management & Associates, Inc. have solved numerous cases of protecting the units via temporary bridge financing with two local banks and other avenues carefully studied and designed to cause the less financials hardships to the unit owners.

As per the cracks in the exterior walls, there are two types that are showing up frequently. In many condos, cracks in the parapets make them extremely concerning as the water sips below the underlayment, eventually navigating to most of the roof; the ones in the stucco are also problematic as in many cases they penetrate the units. These scenarios make the roofs repairs and replacements more challenging and eventually costlier if they are not done properly; repairing or replacing the roofs is not, in many cases, the final solution to eliminate leaks: fixing the cracks if they exist, is critical for a well done and cost effective solution.

In relation to the balconies, in most condos cases they are what the Florida Statutes define as limited common elements and under the responsibility of the Association, if they are under the same condition delivered by the Developer. In many occasions, the owners made modifications to the balconies, voiding and limiting in practical and legal terms the responsibility of the Association.