HOA Water Safety Guide

Water is part of nearly every aspect of community life. It moves through plumbing systems, heats our buildings, fills pools and spas, supports cooling towers, and keeps landscaping healthy. Because it plays such an everyday role, it rarely draws attention unless something goes wrong. Yet strong water safety practices protect property, prevent unnecessary damage, and support a healthy living environment.

Many boards already focus on essential responsibilities like budgets, projects, and maintenance schedules. Water safety fits naturally into that same category. With a few structured practices in place, communities can reduce risk, respond more effectively, and maintain systems that support residents with confidence.

This article provides a clear overview of water safety in community associations. It covers moisture control, mold prevention, and Legionella prevention, while keeping the focus on practical steps boards can take without technical complexity.

Why Water Safety Matters

Water behaves quietly until it creates a problem. A small leak behind a cabinet can damage surrounding materials over time. A shower that sits unused can allow stagnant water to settle in the line. A cooling tower that goes without routine cleaning can lose efficiency and allow minerals or bacteria to build up. These are routine facility issues, yet they can lead to avoidable repairs, moisture damage, or safety concerns for residents if they go unchecked.

Two issues tend to receive the most attention in the water safety conversation: mold and Legionella. Both can develop when moisture is left unaddressed, which is why smart monitoring and quick action are an important part of building care.

This conversation is not intended to cause worry. Communities deal with these issues far less when they maintain simple, consistent processes. Good documentation, proactive inspections, and vendor support go a long way in keeping systems operating safely.

Moisture and Mold: What Boards Should Understand

Mold needs moisture to grow. This means most mold-related concerns are actually moisture issues that have been left unmanaged for a period of time. When a leak is reported early and dried quickly, the risk of mold forming decreases significantly. When moisture lingers, surfaces can weaken and discolor. The longer it sits, the more likely it is to produce visible growth.

Common sources of moisture include:
• Slow plumbing leaks in kitchens and bathrooms
• Condensation around HVAC equipment
• Leaks from dishwashers, refrigerators, or washing machines
• Water intrusion near windows during heavy storms
• Overflow events from sinks, tubs, or toilets
• Moisture in walls or floors caused by older plumbing lines

The signs are often simple. A musty odor, bubbling paint, warped baseboards, or damp drywall can all indicate that moisture is present.

From a board perspective, the most valuable practices are:
• Making sure the onsite team knows how to identify and respond quickly to water intrusion
• Working with qualified restoration professionals when needed
• Supporting documentation and reporting procedures
• Encouraging residents to report moisture concerns right away

Mold is manageable when the underlying moisture is addressed. Prompt drying and remediation by trained professionals prevent ongoing damage and protect interior spaces.

Legionella: A Practical, Preventive Approach

Legionella is a naturally occurring bacterium that can grow in warm, stagnant water. The most common human exposure comes from inhaling tiny water droplets from features such as cooling towers, spas, decorative fountains, or hot water storage systems. Most communities never experience an issue because routine cleaning, maintenance, and proper water temperatures keep systems safe.

Good Legionella management focuses on prevention. The core principles are simple:
• Maintain water circulation
• Keep equipment clean
• Monitor temperatures and disinfectant levels
• Schedule periodic testing

Action Property Management follows a structured program that communities can rely on. This includes:
• Scheduled cooling tower cleanings each year
• Twice yearly Legionella testing for cooling towers
• Annual Legionella testing for hot water storage tanks
• Clear documentation of all testing and results
• An emergency plan on file for every property
• Coordination with qualified professionals if further treatment is ever required

These steps reduce risk and give boards confidence that the community has a clear plan in place.