Maintenance and Repairs

June 24, 2024 Published by Toronto and Area Chapter

Spring and Summer, a.k.a. the HVAC Flood Season

From the Spring 2024 issue of CCI Toronto Condovoice Magazine.

For Residents Of High-Rise Condominiums, Spring And Summer Can Herald A Period Of Heightened Anxiety

Ah, spring and summer — the seasons of grand blue skies in Canada, meticulously tended gardens, and the gentle breeze of a late-night city stroll. These seasons bring life, joy, and much anticipation. However, for those residing in high-rise condominiums, spring and summer also herald a period of heightened anxiety. In our industry, these are known as the HVAC flood seasons.

So, what exactly is HVAC? HVAC stands for Heating, Ventilation, and Air Conditioning. Canadian condominiums are outfitted with HVAC systems designed to provide reliable and efficient comfort amidst our nation's extreme weather conditions. The HVAC system in a high-rise is categorized into two types:

1. The Building's Main HVAC System
2. The In-Suite HVAC System

The main building’s HVAC system falls under the corporation's purview, while the in-suite HVAC system is typically the homeowner's responsibility.

This article will primarily focus on insuite HVAC systems, as the majority of documented HVAC-related floods during spring and summer can be traced back to these systems.

Building codes permit only a limited selection of in-suite HVAC systems, which have demonstrated resilience in facing the unique challenges of high-rise living and Canadian climatic conditions. Fan coil units and heat pumps are the most renowned and widely used systems. Despite the emergence of exciting new technologies in recent years — technologies that facilitate the construction of even taller buildings — fan coils and heat pumps remain the predominant HVAC systems in the high-rise condominium sector. They continue to be the preferred choice of nearly all major builders in Canada.

As efficient and reliable as these systems are, they do present certain challenges. It is essential to address these challenges through comprehensive maintenance programs and strategic action plans.

Understanding the Flood Seasons: Spring and Summer

Why are spring and summer commonly referred to as the flood seasons in the context of high-rise condominiums? While various factors can contribute to an HVAC-related flood, the predominant cause is condensation, particularly prevalent during the warmer months when air conditioning is in use. Condensation, an inevitable by-product of in-suite HVAC systems, occurs as the AC operates, mostly during spring and summer. Unfortunately, the formation of condensation is an unavoidable phenomenon.

To manage this condensation, in-suite HVAC systems are equipped with robust insulation and a simple drainage system. This drainage setup comprises a condensate drain pan and a hose that connects to the building's main drainage riser. Despite these preventive measures, HVAC-related floods remain a common occurrence, often resulting in significant financial, mental, and emotional strain for homeowners, property managers, board of directors and other parties involved.

The Challenge of Crisis and Risk Management

R.A.I.D. (Risk-Assessment-Initiative Decision) Analysis:
The field of property management is not for the faint-hearted. Echoing the wisdom of Peter Drucker, the father of modern business management, "You can't manage what you can't measure." This axiom is particularly relevant in risk and crisis management. Developing strategic plans and understanding the intricacies involved in managing potential risks are crucial for excelling in this field. A competent HVAC contractor is key in recognizing and mastering the R.A.I.D. Without the professional guidance of an honest and experienced contractor, board members, property management teams, and homeowners are left in the dark. This further highlights the importance of hiring a contractor whose vision and ambitions goes beyond the payment date.

The Primacy of Prevention:
Bill Gates astutely observed, "Treatment without prevention is simply unsustainable." This principle holds true for in-suite HVAC systems, which, like all man-made machinery, are susceptible to wear and tear. Condensation significantly accelerates this degradation. Therefore, preventative measures and heightened awareness are vital in this ongoing battle against time and the natural wear of systems.

Strategic Defense Against HVAC Floods: Understanding and Action

Arming yourself with knowledge and strategic defences is key to overcoming challenges related to in-suite HVAC systems. Our expert advice outlines crucial steps and awareness points for long-term benefit and effective management.

Here is what you can do to mitigate the in-suite HVAC-related floods better:

1. Invest in Advanced Flood Prevention Technology:
Opt for anti-flood and alarm float sensors to mitigate condensation related floods. Understanding their operation is vital; consult your trusted HVAC service provider for guidance. The market offers a range from basic sensors to advanced smart ones that
send real-time notifications to your phone.

2. Maintain a Clean and Clear Condensate Drain Pan and Hose:
Regular cleaning and ensuring no kinks in the condensate drain hose are essential preventive measures.

3. Inspect and Maintain HVAC Insulation:
Check for and replace any damaged insulation, as fallen pieces are a common cause of floods, even in new constructions. Regular quality checks are crucial.

4. Ensure Proper Maintenance of Main Riser Plumbing Lines:
Follow the manufacturer’s guidelines to avoid main riser water backups, another leading cause of floods. The location of blockages can determine financial responsibility, highlighting the importance of accurate diagnostics.

5. Regularly Check Valves in Older Buildings:
In buildings over ten years old, valve integrity is critical. Experienced HVAC professionals should routinely monitor these components.

6. Educate and Promote Awareness Among Homeowners:
Knowledge empowers homeowners to be proactive. A responsible HVAC contractor should provide practical, easy-to-understand information about the in-suite HVAC systems. Proper maintenance by the contractor is important, but these systems remain the homeowner's responsibility, further highlighting the importance of awareness.

7. Choose Your Contractors Wisely:
Balance budget and quality. Reputation and word-of-mouth referrals are strong indicators of reliable and honest service. Look for providers who demonstrate continual growth and customer retention.

8. Demand Transparency and Clarity in Reports:
Professional reports should be transparent, accurate, and understandable. Beware of overly complicated reports that may confuse or mislead. Remember, the in-suite HVAC system, despite its importance, is fundamentally straightforward machinery.

To help the condominium community better, we have developed a breakdown of the life span of the in-suite HVAC system; we call it The Five Quinquennial stages of the In-Suite HVAC System Lifecycle. Understanding this concept will help board members, property managers, and homeowners better manage these systems by recognizing current and future risks and what to do about them. (see table by clicking "View Article PDF" below)

The Key to Success:

Selecting an adept contractor is a critical decision that can significantly influence the safety and efficiency of your HVAC system. The ideal contractor not only invites inquiries but fosters open and transparent dialogue, imparts expertise, promotes awareness, and prioritizes the customer’s interests above all else.

In our experience as HVAC service providers, we've come to understand that the essence of a thriving business extends beyond mere profit. The cornerstone of enduring success lies in cultivating meaningful and rewarding business relationships anchored in ethics and transparency. These relationships benefit everyone in the network—from clients and service providers to stakeholders and the broader community.

For clients, possessing knowledge equates to empowerment. For contractors, strength is derived from delivering clarity, exceptional craftsmanship, and genuine concern for the customer's needs. Acknowledging and embracing these principles is the foundation for fostering business relationships that are not only profitable but also conducive to a positive, effective, and mutually beneficial environment for all parties involved.

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Luz Haddad-Yousif, 4Seasons HVAC Solutions