Kenmore Terrace Condominium Association (6/19/24)

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Waste and Overflow Repair

Diagnostic Summary:

Our technician inspected the issue involving water and dirt entering unit 5BC when the bathtub in unit 5D is in use. This is the same issue we previously addressed for units 2D and 2C. The problem stems from an improper setup of the P-trap (waste and overflow) system, which allows drainage water to flow directly into the P-trap of the adjacent unit’s bathtub. Please refer to the red two-sided arrow in the image below for a visual representation of the issue.

Waste and Overflow System Set-Up (Current)

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Waste and Overflow Set Up (Proper Solution)

We successfully resolved the same issue in units 2D and 2C by adjusting the drainage system. The new proper setup redirects the waste flow into the main drain pipe (see blue arrows on the image below) and prevents backups when neighboring units use their bathtubs. Pl

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Suggested Repair Plan:

Step 1:

Cut an access hole in the ceiling of the unit below to expose the repair area..

Step 2: Re-pipe the waste and overflow systems for both units 5BC and 5D (marked 1 & 2 on the blueprint below) from the ceiling of the unit below.

Step 3: Replace the existing "T" connection with a "Y" connection and cut and partially replace a vertical vent pipe to the connecting “Y” fitting (marked 4 on the blueprint).

Note: The "Y" connection allows access to the main drain pipe (marked 5) from either bathtub drain. The current "T" connection prevents a rodding snake from reaching the main drain, as it redirects the snake into the adjacent unit's P-trap.

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Your building’s old underground pipe make sure (13).png

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Repair Estimate:

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Kenmore - Waster and Overflow Repipe 5D 5BC (Estimate).pdf

45.2 kB

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Naomi Lahiri - Waste and Overflow Repipe (Estimate).pdf

43.8 kB

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Jeanne Johnson - Waste and Overflow Repipe (Estimate).pdf

43.8 kB

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Note:

$1525 (unit 5BC waste and overflow) - Unit Owner Responsibility

$1525 (unit 5D waste and overflow) - Unit Owner Responsibility

$3025 (shared new "Y" cast iron and vent pipe) - Kenmore Terrace Responsibility

Completed Work Example (Units 2D and 2C)

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Repair Plan Update (10/25/2024)

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Our technician accessed the ceiling in Unit 4C to begin the waste and overflow repair. During the inspection, we found that the space available to perform the work is significantly smaller compared to the space in Unit 1B.

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Space between 1B Ceiling and 2BC & 2D Waste and Overflow

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Space between 4C ceiling and 5BC & 5D Waste and Overflow

To replace the vent pipe, we’ll need to access the shared wall between Units 5BC and 5D. Unit 5BC has two bathrooms, and we recommend removing 1-2 tiles to reach the vent pipe. Our tile technician will carefully attempt to remove the tile intact, with a 90% success rate, and will reinstall it once the repair is finished.

Due to the limited space between floors and the need to cut the vent pipe from Unit 5BC (not 4C), this repair will require additional time and increase the cost by $1,450. Please note, in the event that any tile is damaged during removal, this cost does not cover tile restoration. We can provide a separate estimate for restoration once the waste and overflow repair is complete.

ADDITIONAL ESTIMATES:

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Waste and Overflow Additional Cost (Common Area).pdf

44.4 kB

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Waste and Overflow Additional Cost (Unit 5D).pdf

44.5 kB

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Waste and Overflow Additional Cost (5BC).pdf

44.4 kB

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Update (11/12/2024)

Unfortunately, the original plumbing technician who developed the repair plan is no longer with the J Blanton Plumbing team. We’ve assigned a new technician to carry out the repairs, and they’ve assessed that access will be needed not only to units 4C, 5BC, and 5D but also to unit 4D. We have coordinated with all necessary units, and I’m pleased to confirm that units 4D, 4C, 5BC, and 5D have agreed to provide access on 11/13/2024 for the repair work. Additionally, we will return on 11/14/2024 to complete ceiling repairs in units 4C and 4D. Thank you for your understanding and cooperation.