Drinking Water Quality in Condominiums: Tanks and Checks

The water that comes out of a condominium's taps is drinkable up to the meter, but its quality can degrade in the following stretch, that is, the building's internal network made of pipes, storage tanks and pressure boosters. The utility guarantees compliance up to the delivery point; from there on, good preservation depends on the maintenance of the common parts, for which the condominium is responsible. Dirty tanks, stagnation and ageing pipes are the main enemies of water quality.

Where the utility's responsibility ends

The rules on water intended for human consumption set the potability requirements and identify a point of compliance, which for buildings is typically the tap from which water is drawn for drinking. The utility is liable for quality up to delivery; the internal water network, instead, falls under the responsibility of whoever owns and manages it. In a condominium this means that tanks, pressure boosters and common mains are common parts under Article 1117 of the Italian Civil Code, and their maintenance is the condominium's responsibility.

The manager, as custodian of the common parts, must ensure the internal system does not worsen the compliant water delivered. There is no need to become an analyst, but maintenance must be looked after and action taken at the first signs of anomaly.

The critical points of the internal network

Water quality in the building is played out at a few sensitive points, which should be kept an eye on:

• Storage tanks: if not cleaned periodically they accumulate sediment and biofilm and can favour bacterial growth.
• Pressure boosters and lifting systems: they maintain pressure but, if neglected, become stagnation points.
• Ageing pipes: dated materials can release substances or break, increasing turbidity and infiltration.
• Stagnant stretches: little-used branches or vacant dwellings where water stands still for a long time.
• Hot-water networks: intermediate temperatures favour legionella if thermal management is not correct.

An abnormal colour, smell or taste at the tap are signals not to be ignored: they should be investigated starting precisely from these points.

Maintenance of tanks and pressure boosters

The storage tank is the component that most affects the quality of standing water. Correct management involves some recurring actions:

1. Periodic cleaning and disinfection of the tank, with emptying, sediment removal and sanitisation.
2. Checking the seal of the lid and covers, to prevent the entry of dust, insects and animals.
3. Checking the condition of the internal walls and linings, replacing deteriorated components.
4. Maintenance of the pressure booster and pumps according to the manufacturer's instructions.
5. Recording the works, with dates and the executing firm, to demonstrate diligence.

The frequency depends on the condition of the system and the local water. In the absence of specific instructions, it is prudent to schedule cleaning regularly and not wait for problems to appear.

The legionella risk

Legionella is a bacterium that can develop in water systems, particularly in hot water at intermediate temperatures and at stagnation points. The risk is addressed with correct thermal management, water circulation, maintenance of the pressure booster and cleaning of the components. In residential buildings the topic should be assessed with proportion, without alarmism, but without underestimating it: prevention, that is, avoiding stagnation and keeping the system clean, is the most effective and economical defence.

Checks and transparency towards the owners

When doubts about potability arise, the manager can have the water analysed by qualified laboratories on the main parameters, coordinating with the utility to understand whether the problem is upstream or in the internal network. It is good practice to:

• Collect and document owners' reports on colour, smell or taste.
• Distinguish whether the anomaly affects the whole building or single dwellings.
• Have the water analysed when the symptoms persist, keeping the reports.
• Inform the owners of the results and the works, with transparency.

Planning water maintenance

Water quality is defended through consistency: scheduled cleaning, periodic checks and an archive of the works. A shared maintenance calendar prevents the tank cleaning being postponed year after year until a problem arises.

With AmministraPro the manager plans works on tanks and pressure boosters, records reports and certifications, keeps the maintenance schedule and informs the owners in a traceable way. The features are described on the /funzioni page, while plans and costs are on the /prezzi page.