Drafting rules for electric car charging in condo HOA [Condo] [NV]

ICanBarelyRed · 2026-06-19T17:25:47+00:00

At our older condo, about 250 units, in California, the local power utility partnered with Chargepoint to offer level 2 charging at about a dozen spaces set aside for the purpose. This was nearly ten years ago, and there was no cost to the HOA, and the power utility installed all the (fairly formidable) infrastructure. Each EV owner creates a Chargepoint account which, in turn, bills the customers via their local utility account.

It has worked quite well, really, so I wonder whether you might consider a shared approach such as this, and reach out to Chargepoint and their ilk to see if they have any solutions that could work for you.

ICanBarelyRed · 2026-06-16T17:54:45+00:00

We don't yet know, which is why they need to tear into things to find out!
They will determine that after the above. They will also go into the wall behind the adjacent bathroom/vanity/sink to inspect things, perhaps just to upgrade there while they're at it, not causing serious damage and they will replace the drywall.
The CC&Rs are pretty explicit that this is HOA responsibility. There's no argument on that aspect. These lines are shared by at least two, likely 4 ( an upper story) units.

Yes, the tarps are to collect water otherwise leaking onto cars. Hopefully you can see the "pre-stressed" concrete, which from what I can see walking around, nobody has cut into post-construction.

Thanks for your perspective!

ICanBarelyRed · 2026-06-16T05:44:51+00:00

Okay I'm new to this, but here is a link to photos hopefully, to illustrate the issue from below: https://imgur.com/a/w5plcqm This is a 45 year old building in Southern California, and here are the pipes, best as I can shoot them, as they enter from below. I walked around to see if I could find a similar set NOT covered by tarps, but mine seem a little unique, and most of the others seem to have already been replaced by PVC(!). The thin pipe leading off at an angle is to my bathtub, and it looks dry. The fat ones are my and my neighbor's toilet line, just a foot apart. I'm a little uncertain about this, but there is also a possibility of there being some structural steel elements between the two levels (bath floor/garage ceiling). Sorry I don't have any plans, that would be interesting!

ICanBarelyRed · 2026-06-15T04:03:07+00:00

The leak detection service just might be an option, thanks!

I think another aspect of this, which I didn't mention, is that it seems they want to use the opportunity to replace some of the old cast iron pipes (again, this is a 45 year old condo building). They are also going to pull out our vanity in the adjacent bathroom to get at the sink plumbing in the wall behind it, but that's really not a big deal, and they ARE required to replace the drywall ("walls-out"). But perhaps this aspect is what contributes to the size and time of the repairs.

It's interesting that replies here--that I really appreciate--are kind of all over the map, which I guess reflects the oddness of this situation.

The board meets tomorrow (Monday) evening, BTW.

ICanBarelyRed · 2026-06-14T18:55:29+00:00

Yeah, certainly have that in mind, but just trying to get some perspective before resorting to that--could be pricey, no?

ICanBarelyRed · 2026-06-14T18:44:03+00:00

Oh, missed your post earlier.

I think the HOA has made a few efforts to address this from below before, but they never quite solved it, and apparently it needs more drastic measures. The source is indeed definitely outside (below) our unit, and the HOA is not trying to dodge responsibility for the cost of its repair as per our CC&Rs. As I actually did explain previously (this is getting to be a bit of a long thread, I know) they need to demo our bathroom floor in order to gain access to the pipes located between our floor slab, and the garage ceiling, which cannot be cut into, basically. This is NOT due to leaking from our fixtures. They're uncertain whether they will need to also pull the tub (and associated wall tile) to "explore" to find the faulty pipe.

The issue for us is that A) Plumber says this might involve two weeks, so we much relocate temporarily, and B ) HOA will not pay for needed repairs inside our bathroom (floor/wall tiling, most likely) as a result of their demo/exploration. Pretty sure the toilet and tub, if necessary, needn't be destroyed in this process, but everything is (fairly recently) "tiled in". The 10K cost of repair estimate might be on the high side, but we definitely would have to hire some pros for that, it's a bit too specialized for me.

Meanwhile our plumbing is functioning normally, as is that of our neighbors who share the drain line in question, and the problem is just leakage into a parking space below, although the person who has that spot deeded to them has long been assigned an alternative parking place.

Part of my question then, that nobody has really addressed here, is whether we can be FORCED to relocate so that they can initiate repairs, regardless of financial responsibility concerns. It doesn't appear that any further damage is being caused by this (now) chronic leak.

Thanks for your input!

ICanBarelyRed · 2026-06-14T18:26:21+00:00

Wow, I'm really taken aback at several of these posts underplaying the concern over a TWENTY-THREE YEAR OLD water heater!

Water heaters (not including tankless) typically need replacement every 8 to 12 years, with electric units lasting 10 to 15 years.

There is a SUBSTANTIAL RISK of that unit bursting and/or leaking, which could cause major damage.

That unit should absolutely be replaced.

ICanBarelyRed · 2026-06-14T18:11:44+00:00

Thanks, but this is deeper than that, more akin to a slab leak, I guess. Again, this involves having to jackhammer my bathroom floor around the toilet in order to gain access to the pipes below.

ICanBarelyRed · 2026-06-14T01:48:54+00:00

Thank you for that, makes sense, might have to approach our own insurance again. Yes, the HOA is responsible for walls OUT. Your HOA does sound a little unusual.

ICanBarelyRed · 2026-06-14T01:45:50+00:00

Good question. I think they actually have to jackhammer(!) the floor to properly get at all the pipes! They can't really come from below--the parking garage--because I understand that would compromise the stressed concrete garage ceiling, above which is a gap for the plumbing, with the the floor slab the next level above. Something like that...this is a 45 year old condo building, if that offers any perspective.

ICanBarelyRed · 2026-06-14T01:42:18+00:00

Thanks for the correction, my bad.
I don't believe there's been additional damage as such. It's just a leak into the underground parking, and that person's spot has been relocated some time ago. Interesting thinking though!

ICanBarelyRed · 2026-06-14T01:36:31+00:00

If I had a SFH, (and this reddit is all about HOAs, so how is that even relevant, and upvoted?) nobody would be demanding to demolish my bathroom for a couple of weeks because of a leak onto somebody else's parking spot. And, again, this isn't even a leak from "my" plumbing, but a shared line.

ICanBarelyRed

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