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Reel Five: The Shared Wall

Plumbing in Condos and Townhouses

In a condo, your pipes are not always your pipes. Here is how plumbing works when you share walls, risers and a board of directors with your neighbours.

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The short version

In a condominium, the declaration and bylaws say which plumbing belongs to the unit and which belongs to the common elements. As a rule of thumb, fixtures and the pipes serving only your unit are often yours. Risers, main stacks and building-wide systems usually belong to the corporation. Freehold townhouses are different again, because you own the whole house and its service lines. Always check your own documents.

An apartment with a dining table beside an open kitchen
An apartment with a dining table beside an open kitchen.

Step by step

  1. Find your declaration. Look for sections on unit boundaries, repairs and maintenance. Your property manager can supply a copy.
  2. Locate your shut-offs. Many apartment-style units have suite valves behind an access panel or in a closet. Some only have fixture valves. Our guide to finding the primary shut-off covers house layouts too.
  3. Know your heater. Some buildings use a central boiler for hot water. Others give each unit its own tank or a fan coil. Townhouses usually have their own heater.
  4. Report leaks fast. Water travels down through floors. Tell management immediately so the unit below can be checked.
  5. Ask before renovating. Most corporations require approval for plumbing changes, and many limit moving drains through slabs.

The corporation's insurance and your own unit policy work together. Know your deductible, and ask whether you could be charged back for damage that starts in your unit.

Stacked and back-to-back townhouses

Stacked and back-to-back towns, common in newer north Oakville developments, often share stacks and sometimes mechanical rooms. A clog in one unit can show up in another. Coordinate with neighbours and management rather than cabling a shared stack on your own.

Keep this kit by the main shut-off

  • Flashlight or headlamp
  • Bucket and old towels
  • Adjustable wrench and slip-joint pliers
  • Flange plunger for toilets, cup plunger for sinks
  • Label on the main valve so anyone can find it

Mistakes to avoid

  • Starting a renovation before board approval.
  • Pouring grease or wipes down drains that serve several units.
  • Leaving for a long trip without closing the suite valve where allowed. See the vacation plumbing checklist.
  • Assuming the building will fix a fixture leak. Fixtures are usually the owner's job.
  • Ignoring old washing machine hoses. Burst hoses are a leading cause of condo leaks.

Water heaters in condos and towns

Hot water arrangements vary widely. Older apartment-style buildings may use central boilers, so a cold shower is a building issue. Newer units may have a small electric tank in a closet, which is the owner's responsibility. Many townhouses use rented gas tanks or tankless units. Find out which you have and who services it. A leaking tank in a closet with no floor drain is a real risk, so a drain pan and an automatic shut-off valve are worth asking about.

Stop and phone a plumber when

  1. 1A ceiling or wall starts dripping
  2. 2More than one drain backs up at once
  3. 3You smell gas or sewage indoors
  4. 4A valve will not turn or drips when touched

When to call

Call management first for anything involving a shared riser, stack or building system. Call a plumber for fixtures, appliance connections, in-suite drains and renovation work. We regularly work within condo rules, including approved hours and elevator bookings. For renovation work, read planning plumbing for a bathroom renovation and our renovation plumbing page.

Straight answers to common calls

Who pays if my unit leaks into the one below?

It hinges on the declaration, the cause and insurance. The corporation may be able to charge back costs up to the deductible in some cases.

Can I move my condo toilet or shower?

Sometimes, with approval. Moving drains through concrete slabs is often restricted or not allowed.

Does a freehold townhouse follow condo rules?

Not usually. A freehold owner owns the house and lines, though shared walls still call for care.

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