Q&A: Is a gray-water system right for your condo complex?
Question: I’m a board director for a very large homeowner association looking for ways to save money during these bad economic times. Water is one of our biggest expenditures because we have greenbelts and lots of vegetation.
During meetings, owners complain that too much water is wasted and that they want a “gray-water recycle system” to be installed, but we’re unsure how to do this. We don’t know if we can afford such a system on our budget or if it is even possible. Our expansive development is a mixture of condominiums and single-family homes.
What exactly does a gray-water system do and is it right for our development? How do we go about doing this?
Answer: Gray-water systems are designed for irrigation by conserving wastewater discharged by washing machines, bathroom sinks, bathtubs and showers. The water is collected separately from sewage and sent to a filtration system and then a holding tank. The tanks also can hold rainwater, which does not require filtration.
Mike Mizeli, of Michael’s Valley Plumbing Service Pros, a full-service company operating in San Diego, Orange and Los Angeles counties, explains that homeowner associations need to look at several issues when considering gray-water systems.
The appropriate type of system and its costs will vary depending on a development’s layout — whether it’s a high-rise, stacked condominiums, attached town homes or detached single-family homes.
Where possible, look for a full-service plumbing company that is able to handle the project from start to finish, and offer a discount for doing so. The company should start with a free onsite walk-through to determine if a gray water system is even practical.
The walk-through should address building drains, sewers and the potable water system. Although Mizeli charges a flat rate, some plumbers may charge an assortment of fees, such as dispatch fees and long-distance travel charges. Only by understanding all applicable costs and fees can you make a proper comparison of bids.
Key to a comparison is the scope-of-work plan, which details exactly what work will be completed and at what cost. Such plans typically provide particulars regarding installation of plumbing and piping, and any alterations to existing plumbing, as well as a repair agreement. Make sure that costs are broken down by materials and labor.
A full-service company will be able to produce architectural drawings for the system. It should also be able to pull permits once the city approves the drawings. However, the process will still not be easy. It will require meetings with homeowner association members and the board of directors. Mizeli encourages boards and owners to “be pro-active and prepared, don’t wait for a problem before addressing a solution.”
The complexity of the permit process also depends on which county you reside in and whether your area is incorporated. Some jurisdictions may require plans and permits that not all plumbing companies can handle. Once approved, the plan needs to go to a qualified architect who will prepare more detailed plans. These typically will not be part of a plumbing company’s scope of work.
Where possible, a gray-water system should be tailored to the plumbing system already in place, but many homeowner associations have old, inefficient plumbing systems that may need to be replaced. Individual units and homes also might have to have new plumbing installed with rerouted and separate pipes for gray water and sewage.
It’s possible that a development might need more than one gray-water system to serve an entire complex.
Another smaller option is to segregate a common laundry facility, pool house showers and lavatories for their own gray-water system. Or an association could install a stormwater system to capture runoff for use during drier months.
Stormwater systems typically involve capturing rainwater in gutters and funneling it into collection barrels. That could involve the installation of gutters if a complex does not have any or improved ones if they are inadequate or old. Some systems may require stormwater pumps.
It may seem desirable to install all elements of a gray-water system at the same time, but given the cost and complexity, Mizeli said some associations should consider a phased approach. That could begin with a stormwater runoff system that would compliment a gray-water system installed later.
Zachary Levine, a partner at Wolk & Levine, a business and intellectual property law firm, co-wrote this column. Vanitzian is an arbitrator and mediator. Send questions to Donie Vanitzian, JD, P.O. Box 10490, Marina del Rey, CA 90295 or noexit@mindspring.com
