Replacing Water Rising Mains in a Condominium: A Guide

Replacing the water rising mains, that is, the common vertical pipes that carry water to the floors, is an extraordinary work that many condominiums sooner or later have to face. Over time the materials deteriorate, scale builds up and leaks become recurring: at a certain point repairing the single fault is no longer enough and it is worth renewing the network. Since these are common parts under Article 1117 of the Italian Civil Code, the work must be resolved by the owners' meeting and shared among all owners under Article 1123.

When it is worth replacing rather than repairing

Spot repair makes sense as long as the faults are isolated. It becomes uneconomical when the leaks multiply and the cumulative costs exceed those of a renewal. The signs indicating a shift from repair to replacement are:

• Frequent leaks at different points of the same main within a few years.
• Drops in pressure and flow due to internal scale reducing the usable diameter.
• Cloudy, coloured or sediment-laden water caused by the degradation of the pipes.
• Dated or no-longer-compliant materials, hard to repair for lack of spare parts.
• Repeated damage to the properties crossed by the main.

A technical analysis of the network's condition, with video inspection and material assessment, helps the meeting decide on objective data instead of on the wave of the latest leak.

The necessary meeting resolution

The renewal of the rising mains is extraordinary maintenance and falls among the acts the meeting must approve under Article 1135 of the Italian Civil Code. The resolution must be adopted with the majorities required by Article 1136 for extraordinary maintenance works of considerable amount. In practice the manager convenes the meeting, presents the quotes and the technical report, and puts to the vote the execution of the works, the choice of the firm and the sharing plan. A well-prepared resolution, with several comparable quotes, prevents disputes and challenges.

Sharing the cost

The rising mains serving all units are common parts, so the cost is shared among all owners in proportion to their ownership thousandths (millesimi), under Article 1123, first paragraph. Some clarifications apply, however:

1. If a main serves only part of the building, for example a single staircase, the cost falls only on the owners served, under Article 1123, third paragraph.
2. The private sections downstream of the branch, internal to the single dwellings, remain the charge of their respective owners.
3. Accessory building works, such as chasing, reinstatement and repainting of the common areas, follow the same criterion as the main work.
4. Reinstatements inside the single units affected by the works are normally borne by the condominium if made necessary by the works on the common parts.

Defining the criterion before starting, and putting it in the minutes, avoids the sharing becoming the real cause of dispute once the works are finished.

Tax incentives

The renewal of the common water networks may fall among the building renovation works that give the right to tax deductions on the common parts. The rates, ceilings and conditions change over time based on the budget laws, so they should not be taken for granted: one must check the rules in force at the time of the works and keep the required documentation, such as invoices and traceable payments. The manager notifies the owners of the deductible shares for inclusion in their respective tax returns. It is prudent to be assisted by a tax professional so as not to lose the benefit over formal defects.

Organising the worksite and limiting disruption

Replacing the mains means working inside the building, often crossing private properties. Good organisation reduces disruption and conflict:

• Scheduling water interruptions with notice and in agreed time slots.
• Coordinating access to the dwellings crossed by the main, guaranteeing the firm's right to operate.
• Providing for quick reinstatement of the masonry works so as not to leave open worksites.
• Communicating the progress of the works to the owners continuously.

Managing quotes, resolution and sharing in one place

A work of this scale involves quotes, minutes, progress reports, payments and communications. Keeping everything orderly is essential to report clearly and manage the deductions.

With AmministraPro the manager collects quotes, minutes the resolution, shares the extraordinary expense with the correct tables, communicates the deductible shares and keeps track of payments and progress, all in the same platform. The features are described on the /funzioni page, while plans and costs are on the /prezzi page.