Hello Oliver, you can
- Document Everything
Take photos and videos showing the leak, water damage, and progression over time.
Keep copies of all communications (emails, letters, texts) with the HOA, upstairs tenants, and owners.
Create a timeline of when the issue started, when you reported it, and any responses received. - Send a Formal Written Notice
Even if you’ve already notified them informally, send a certified letter (with return receipt) or email marked as Formal Notice of Property Damage and Ongoing Leak” to:The HOA or property management company and The upstairs unit owner
3.Contact the HOA’s Property Manager Directly
Call or email the property manager (not just the general HOA board) to:
Request a status update on the repair request.
Ask for a copy of the maintenance/repair policy—HOAs often have clear guidelines on which party (unit owner vs. HOA) is responsible for plumbing leaks between units - Hire a Licensed Leak Detection Specialist or Plumber
If safe and possible, get a professional inspection report confirming the source of the leak.
This will strengthen your case with the HOA and could also be used for insurance or legal action - File a Claim with Your Homeowner’s Insurance
Cover immediate damage mitigation (dry-out, repairs to your unit).
Subrogate (recover costs) from the responsible party later. - Escalate Legally if Needed
If the HOA and upstairs owner continue to ignore the issue:
Send a demand letter through an attorney (often under $300 for initial notice).
As a last resort, file a complaint with the Florida Department of Business and Professional Regulation (DBPR), which oversees HOAs.
You can also consult a Florida condo or property attorney for next steps. Many offer free initial consultations. - Protect Against Mold
Since Florida humidity worsens leaks:
Run a dehumidifier and fans to reduce mold growth.
If you see signs of mold, report it immediately—it’s a health hazard, and the HOA may be obligated to act faster.
Hope this helps!
Thank you,
Avani Desai
