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Imagine two condo units share a wall, and suddenly, a pipe cracks inside the shared wall. Water floods both units, causing damage. Who is legally on the hook: the individual unit owners, or the HOA? 

Picture a main sewer line running under the building failing; is that the HOA’s responsibility? These questions hinge on the governing documents (CC&Rs), California law, and the precise location of pipes. 

For boards and homeowners alike, understanding HOA plumbing responsibilities in California is essential to avoiding disputes, unplanned costs, underfunded reserves, and contentious special assessments.

Disclaimer: This content is provided for educational purposes only and is not intended as legal advice. Every HOA is different and responsibility can vary. Associations and owners should consult qualified legal counsel regarding California statutes, governing documents, or dispute resolution.

Key Legal and Governing Framework in California

Governing Documents Hierarchy

In most California common-interest developments, a clear hierarchy of governing documents determines responsibility: first, the CC&Rs (Covenants, Conditions & Restrictions); next, the bylaws; and finally, any rules or procedures adopted by the board. 

If the CC&Rs explicitly allocate responsibility for a given pipe, that provision generally controls, even if later rules attempt to shift that burden.

California Civil Code Section 4775

Under California Civil Code § 4775, unless the declaration (CC&Rs) provides otherwise, the HOA is responsible for repairing, replacing, and maintaining the common area, including essential utilities. 

Specifically, if a water, gas, heat, or electrical service begins in the common area and extends into an exclusive-use or separate interest, the association bears the responsibility for repairs. 

The board must begin repairs within 14 days of the service interruption. If reserve funds are insufficient, the association may obtain short-term financing and levy an emergency assessment without a member vote to cover the costs. 

Who Is Responsible for Plumbing Repairs in a Condo?

For HOA plumbing responsibilities in California, the decisive factors are where a pipe is located (common area, limited common, inside unit) and how your CC&Rs define cleaning and maintenance versus repair.

Interpreting CC&Rs & Civil Code in Real-World Scenarios

• Pipe failure between units: In many condominium buildings, a broken pipe between two units often travels through a common chase or shared wall. Even though the damage appears in individual units, under § 4775, the HOA may be responsible for the repair.
• Main vs. branch line responsibility: The HOA generally bears responsibility for the main common plumbing, but branch lines that run through shared wall cavities can also be the HOA’s responsibility.
• CC&R interpretation matters: If CC&Rs explicitly shift responsibility onto owners for certain lines serving their unit, that provision may override the default statutory allocation.

California-Specific Considerations for HOAs

Reserve Study Requirements

California HOAs are strongly encouraged to conduct reserve studies that identify and budget for long-term maintenance and replacement of common elements. Unfortunately, many reserve studies omit plumbing entirely, leading to underfunding. Without dedicated reserve line items for plumbing, associations may defer maintenance or face shortfalls when a major failure occurs.

Special Assessment Procedures

When plumbing failures arise and reserve funds aren’t enough, boards may need to levy special assessments. For example, sewer backup is hazardous and can lead to serious health risks. In urgent scenarios, an emergency assessment may be used without member vote, provided your HOA complies with code requirements. 

Otherwise, special assessments typically require formal notice, a member vote, and clear disclosure, as described in the association’s governing documents and state law.

HOA Liability for Delayed Maintenance

If the HOA delays repairing a failed common area or exclusive-use water pipe, it may face more than just the costs of repairs. Prolonged water leaks can lead to mold growth, structural damage, and potential tenant relocation. 

Under § 4775(c), the cost of temporary relocation during repairs falls to the unit owner, but failure to timely schedule or fund repairs can expose the HOA to liability, community dissatisfaction, and even litigation from homeowners.

Why Pipe Restoration Solutions (PRS) Is the Right Partner for Your California HOA

As you navigate the complex issues surrounding HOA plumbing responsibilities in California, PRS serves as an expert, trusted partner for HOA boards. We specialize in working with reserve study firms and assessment report consultants to evaluate plumbing infrastructure, delivering plumbing condition assessments that support well-informed budget planning and reserve forecasts.

When your reserve study omits plumbing line items, PRS provides the data and analysis needed for boards to create realistic plans, so you don’t have to worry about chronic underfunding. We help facilitate special assessment strategies when repairs cannot wait, and our assessments support transparency and decision-making for your HOA.

Trying to Figure Out HOA Plumbing Responsibilities in California?

If your board is uncertain about who should pay for a plumbing repair or your reserve study doesn’t have plumbing line items, it’s time to take action. 

Understanding HOA plumbing responsibilities in California isn’t just legal theory; it’s a practical necessity for protecting your community’s financial health, maintaining property value, and delivering peace of mind to homeowners. 

By partnering with PRS, your HOA can make data-driven decisions, properly align reserve funds, and proactively address plumbing risks.