Water leaking from ceiling light

May 1, 2017 9:02 PM

Kitchen renovations two floors above us have resulted in water dripping from our ceiling light. Should we rely on an assessment by the contractor who caused the leak?

I live in a condo building. Some kitchen renovations two floors above us have resulted in a leak (the contractor apparently drilled into a water pipe). We came home today to find our kitchen track lighting fixture dripping, leaving a big puddle of water on the kitchen floor. The light works--we turned it on when we came home before we noticed the water, though of course we turned off the circuit breaker for that light when we figured out where the drips were coming from.

The contractor says he will come to our unit tomorrow, unscrew the light fixture, dry it off, and check out the ceiling.

I don't have any reason to distrust the contractor(s), but I'm a little worried that since they caused the problem, they'll be inclined to downplay any damage. I'm not especially well versed in home repairs. Should we be concerned about electrical problems with that fixture after the ceiling is dried out? Can we turn the circuit breaker back on at that point? Should we ask the contractor about anything else?

posted by henuani to Home & Garden (7 answers total)

The HOA should be involved since water is leaking between 3 units. They should have specific contractors and remediation companies that will come in and deal with the damage.
posted by CoffeeHikeNapWine at 9:24 PM on May 1, 2017 [13 favorites]

You do not have the sort of relationship with the contractor where there is a significant incentive for the right things to happen. You aren't a paying customer, and water damage can be strange and expensive, so there is a significant motivation for the contractor to try to avoid liability by doing the bare minimum and then saying that everything checked out okay. There are certainly ethical contractors who would do a reasonable evaluation and then take care of it, but you don't want to count on that. You could easily end up with the short end of the stick. At some level, you know this, which is why you're asking. Trust that skepticism.

Electrical issues with a light fixture are very dependent on the fixture and bulb. A conventional incandescent fixture is probably going to be fine after it dries out. A fluorescent fixture with a ballast is potentially hazardous. Many modern bulbs such as CFL's or LED's are not water-resistant, and if water has been dripping inside, bad things could happen, especially if it is still wet inside when you power it up.

Because there's a third unit involved, and possibly even more than that, you should be contacting the HOA.
posted by jgreco at 11:19 PM on May 1, 2017 [1 favorite]

I wouldn't trust that they'll actually know what they're doing when they look at your lights. Whoever they send may not be qualified to assess any possible damage to your ceiling, fixture or bulbs. In fact, you probably shouldn't allow them to come into your unit to do anything without contacting your HOA first. (What if they damage your ceiling or fixture further, for example?)

In case you need to pursue legal action later, you should get all of the pertinent business and contact information from this contractor. Business name, address, business license number, etc. Depending on your location, this contractor may be required to carry some sort of liability insurance. If they do have insurance, ask to see the certificate of insurance. (Call your state/city licensing board and make sure they're licensed to do the kind of work they're doing. If they they're not, report them. If your location requires it and they don't have insurance, report them.)
posted by i feel possessed at 1:20 AM on May 2, 2017

Also adding: take photos of everything affected. Check your other ceilings to make sure the water didn't travel (this is why your HOA needs to be involved). Write down an account of what happened and the times. Take photos of all paperwork or written information you're shown. Record conversations with them if it's legal in your jurisdiction. If they offer to do anything and all parties agree, get it in writing and notarized. This is probably overkill but if anything goes wrong you'll be glad you have the information and documentation.
posted by i feel possessed at 1:25 AM on May 2, 2017 [1 favorite]

Oh man. Do not pursue a halfway solution to this. Other things could be affected by this that are non-obvious; you don't know what's going on inside the walls.

Signed, your friend who had a water-filled fixture in an apartment bathroom multiple times that was never properly addressed by building management, who ended up getting shocked by an electrified shower-curtain rod.
posted by limeonaire at 4:47 AM on May 2, 2017 [1 favorite]

you don't know what's going on inside the walls

This right here. Water dripping from a fixture means there's a lot more water above that drywall than you think. Having someone "remove the fixture and look at the ceiling" means very little.

Unless all that water is removed and dried out, you're probably developing mold up there. Be careful and get this cleaned up the right way.
posted by JoeZydeco at 5:56 AM on May 2, 2017 [2 favorites]

Also, in addition to nth-ing all above who said contact the HOA, consider that the HOA is also not incentivized to make sure this thing is done correctly. I also had a kitchen ceiling light fixture waterfall in a condo (seriously, how often does this happen in the world?!?) and the HOA very much wanted to stay out of it. My recommendation is to get a certified general contractor in there to look around. I recommend a GC because they are knowledgeable in electric, drywall and plumbing and you need all three areas evaluated. You will have to pay out of pocket, but can submit your claim against the 3rd floor's insurance/Contractor's insurance to be reimbursed.
posted by PorcineWithMe at 8:39 AM on May 2, 2017