Leak in a Condo or Townhome in Arlington? How to Find the Source and Who Pays

To find a leak in a condo or townhome, check your own unit first with the water meter test and a look under sinks and around toilets. Then tell the neighbor above or beside you and your HOA or property manager in writing. If the source is still unclear, a leak detection visit can test each unit's lines and pinpoint whose pipe is leaking. Call (817) 285-5426 to book one.

Our leak detection Arlington TX technicians use thermal cameras, moisture meters and acoustic gear to trace water across shared walls and ceilings without cutting holes to search, which matters when two owners and an HOA are involved.

Why are condo leaks harder to trace?

Water travels. In a stacked building it runs along joists, pipes and wiring before it drips, so the stain can show up a room or more away from the leak. Shared walls also hide supply lines, drains and the AC condensate lines of the unit next door. That is why the spot you see is rarely the spot that leaks.

Arlington has a lot of two-story condos and townhome rows near UT Arlington, the Entertainment District and along Cooper Street and Collins Street. Many were built in the 1970s and 1980s, so their pipes and drains are now at an age where leaks start.

What are the 6 steps to find the source?

1. Protect your unit. Put down buckets and towels, move furniture and turn off power to any wet light fixture.
2. Do the meter test if your unit has its own meter. Turn off every tap and watch the leak dial for 15 minutes.
3. Check your own fixtures: under sinks, behind toilets, the water heater, the washer box and the AC drain pan.
4. Talk to the neighbor above or beside you. Ask if they had a recent overflow or see damp spots.
5. Notify the HOA or manager in writing with photos, the date and time.
6. Book leak detection if the source is still unclear, so the answer is documented for everyone.

What are the most common sources?

The most common sources in Arlington condos and townhomes are a shower pan or tub drain in the unit above, a toilet wax ring, a dishwasher or washer hose, an AC condensate line, a water heater in a closet, and supply lines inside shared walls. Roof and balcony leaks show up after storms.

If it only shows up when someone upstairs showers, our guide to shower pan leaks explains the test. A clogged AC line is covered in our AC drain line leaks guide.

Who usually pays for a condo leak?

It depends on where the leak starts and what your HOA documents say. As a rule, the owner whose pipe or fixture leaked is responsible for fixing it. The HOA often covers common pipes and the building structure. Each owner's HO-6 policy usually covers damage inside their own unit. Read your declaration and talk to your insurer.

• Leak in a fixture or line serving one unit: often that unit owner's job
• Leak in a shared main, stack or roof: often the HOA's job
• Damage to your walls, floors and belongings: often your HO-6 policy
• Gradual leaks ignored for months: often excluded by insurers

A written leak detection report helps a lot here. It shows where the leak started, which settles most disputes. Our guide to whether insurance covers water leaks in Texas has more on claims.

What does leak detection cost for a condo?

Basic leak detection in Arlington runs about $150 to $400. A slab leak search runs about $250 to $600. In a condo the technician may need to test two units, so give access to both if you can. Clear access and a cooperative neighbor keep the visit short and the cost down.

Townhomes on slab can also have leaks under the foundation. If you hear water running with everything off, read our guide to waterline leak detection arlington homes need, or book slab leak detection in Arlington if the floor is warm or damp.