Arresting seepage from individual bathrooms - Part 2

Good day to you!

JEGFOWA had organized a free grouting check by its staff in each apartment. We are glad to report that this activity is getting to closure. We have many locked (unoccupied apartments) and find that some more are actually occupied but the residents don't seem to be in town. We will get the inspection completed as and when those residents are available.

A majority of apartments have been checked at this time and we are ready to issue grouting mandates to owners, in batches, starting Monday. This mandate will come as an individual mail to you, if your bathroom(s) needed repair. This repair will be done at your cost. Some of you may not receive a mandate because the inspection found your flats in order.

We are issuing a grouting mandate because seepage from individual bathrooms is affecting/ damaging neighbouring property and common property.

Last week, a seepage episode in one bathroom, resulted in an electric shock hazard in a neighbouring apartment below. While this has been quickly fixed, there are many sources of seepage from individual flats, potentially waiting to cause damage to property or create a hazardous environment.

We humbly request you not to be upset by a mandate when you see one. That is not our intent. Our bye laws allow for this to be a mandate. They are shared below only for 

1. your easy reference, and 
2. to highlight the importance of the issue 

and with no other intent whatsoever.

Quoting from JEGFOWA bye laws:

Quoting from Government Of Tamilnadu SOCIETIES REGISTRATION ACT, 1975 - Chapter III

Each individual flat requiring grouting repair will be given time until 01-July-2023 to complete the repair and notify the association. Otherwise your Executive Committee (EC) will have no choice but to invoke the provisions of clause 28.15 and get the repair completed at your cost.

The EC strongly recommends that the repair is done using an epoxy based grouting compound. These products are known to be durable (long lasting) and very effective. The EC recognizes that there are many ways to complete grouting repair, you are doing the repair at your cost, and therefore the choice is ultimately yours. EC will respect your choice as long as you maintain high quality grouting by inspecting and repairing wear and tear in grouting every six months.

Advantages of maintaining proper grouting in your bathrooms and other wet areas in your home.

1. Your expensive painting and furniture in neighbouring walls of bathrooms remain dry and last long
2. You enable and ensure safe living conditions for your own family and your neighbours
3. You help preserve the beauty of common areas
4. You help protect the common plumbing fixtures from rust and damage/destruction
5. You avoid frequent expensive home repairs for yourself and others including common property

Simple steps execute this repair.

1. Please go around your house and take pictures of damp walls -  areas where there are leakages/seepages in your house. Keep these pictures to check and see if the dampness dries up without recurrence once you and the floors above yours have completed the grouting repair as required by the mandate
2. Get your own service provider or please feel free to ask the EC to provide you with one at a pre-negotiated rate
3. Work with your tenant to complete the repair on time by enabling/empowering them
4. Kindly complete the grouting work on or before 01-July-2023 and inform EC through a mail to jegfowa04@gmail.com. We will have our facility supervisor along with the in-house plumber inspect and sign off on the grouting

What happens if the dampness returns or continues after regrouting?

In case the leakage continues,

1. we would need to inspect the effectiveness of the grouting in the floors above
2. inspect your own plumbing fixtures inside walls for wear and tear and leak.
   

If regrouting is found ineffective, it needs to be addressed again. Therefore regrouting has to be done right the first time. However, these would be part of the next step.

Last but not the least

This is an exercise being done for the safety of all houses. Compliance, that too effective compliance within timelines matters. Looking forward to your understanding and the usual excellent cooperation.

You would have seen our earlier post on this subject.