November 6, 2013
Drain Line Replacement Project. We are nearing the halfway point in this major in-house project, having replaced 8 of our 19 building drain lines; I estimate that the project has about another 1½ to 2 years to go. Waikiki Banyan is unique in having a Maintenance staff capable of accomplishing this project without using outside contractors.
The project involves three phases: preparation, actual drain pipe replacement and restoration. Of the three phases, the easiest and fastest stage is the pipe replacement, which typically takes only one day. We have been working on the lines that are most accessible while Maintenance has developed their procedures for the job, and the least accessible lines are still ahead of us. There are several lines that can only be replaced from inside the units in a stack.
One problem facing our staff is the fact that the majority of apartments in Waikiki Banyan have been modified to some extent; this is to be expected in a 30-plus year old building. Part of the in-unit preparation for the job involves moving or removing appliances, fixtures, cabinets and counters in order to get to the section of wall covering the drain line. If your unit has a custom or highly modified interior with components, such as granite counter tops, that might be damaged by removal you might want to consider having those components removed by specialists of your choice. While our Maintenance staff is skilled and careful, we can not guarantee that custom components will not be damaged during removal. If that happens, the Association cannot be liable for replacement, since our responsibility extends to as-built original configurations only.
When it comes to restoration of units after a drain line segment has been replaced, we will restore the unit to its as-built configuration; each owner or agent will have to make individual arrangements to restore the modified or customized section of the unit that was affected by the work.
We are going to draw up a schedule of the remaining drain lines to be replaced so we can provide as much notice as possible to owners of affected units. Please bear in mind that any schedule we provide may be interrupted if an active leak is discovered that demands immediate action.