An Open Letter About Fans, CO Monitors and Safety Rules

The following is excerpted from a communication dated May 21 to our association AD with a copy to several board members, including our president: I've highlighted some of this, made a few alterations for posting here, and added references and comments.

"I have been monitoring the ongoing board discussion about utility room fans and I’m following up on my observations at recent board meetings. I believe you read a statement at the May meeting which included some reference about “codes”. [Ref 1]

If the board decides to publish a statement to unit owners about their responsibilities to inspect or replace or disconnect fans, etc. I suggest the board either include specifics about any “codes” cited, or simply avoid making any statement about “codes”.

I did discuss this with the Wheaton building department shortly after the first fire. I am aware of the issues, and the department will not retroactively apply current code requirements to our association. That’s both good and bad. The good is that unit owners don’t have to spend money to upgrade to [any] current code requirements. The bad is, those requirements exist because of safety concerns and issues. I would never state that our units are “unsafe”. However, some aspects of our units do not comply with current regulations. I have written extensively on some of the issues of combustion air in the utility rooms. Solid doors with air inlets of the size that exist in our utility rooms would not, I have been told, meet current code.

I would suggest that you also include a statement to remind unit owners to test their CO monitors, check the batteries and also assure that they comply with current codes which DO specify mandatory CO monitor(s) in each unit. There is good reason for those monitors and they are to detect and alert unit owners to potentially hazardous ventilation problems in units. Lack of proper ventilation can interfere with combustion in the hot water heater, furnace and clothes dryer and can result in higher CO levels. Of course, a gas range also requires sufficient oxygen to function properly. Do you know if the unit with the most recent “fire” had a CO monitor, its location and was it in working order?

From the perspective of the association, a unit which does not comply with the “Illinois Carbon Monoxide Alarm Detector Act” poses a threat and a safety hazard to occupants of the unit and to those living in adjacent units. If this association had a rule stating that all units must comply with the “Illinois Carbon Monoxide Alarm Detector Act”, and are to be inspected by the association annually for compliance, that would provide an additional level of protection to the inhabitants. I am aware of unit owner resistance to this. However, there is no fire wall between downstairs and upstairs units. Homeowners can take a any position including an irresponsible one, and have no fire insurance, fire detectors or whatever and are free to risk their lives as they see fit. In a condominium we cannot afford that risk or that luxury, because it affects others. That is the inherent nature of condominium living. It is a board's duty and responsibility to enforce rules and take other steps to protect the unit owners.

Effective Jan. 1, 2007, the Illinois Carbon Monoxide Alarm Detector Act requires Illinois homeowners and landlords to install carbon monoxide detectors in all buildings containing bedrooms and sleeping facilities. Every dwelling unit (including single-family residences, multiple-family residences, and mixed-use buildings) are required to have at least one approved carbon monoxide alarm in an operating condition within 15 feet of every room used for sleeping purposes.

I prefer to call owner-occupants “unit owners” because it emphasizes the collective and social nature of living in a condominium. Calling unit owners “homeowners” emphasizes our independent natures and feeds anti-social or independent tendencies. As a consequence of this and other board member actions, we now have unit owners pressing for personal gardens, special treatments outside their patios (one has apparently installed stone pavers; I took photos. ). It would seem there are those who are committed to chaos.

If you have any questions or comments, please advise me."


Comments, Corrections, Omissions, References
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1. Ref 1: There were discussions at several meetings. As I recall, the specific statement I referred to was read at the May meeting. 
2. I realize this will be an unpopular item. There are those here at BLMH who view everything from a single perspective and that is "what will this cost ME". However, there are other issues. This association has an enforced rule about mandatory unit owner insurance coverage. Mandatory fire and CO monitors might be an inconvenience, but would provide a pro-active protection. Of course, a localized fire alarm system, in which all unit owners in a building were alerted in the event of a fire or, a centralized system would be even better. But given the nature of our board, which has preferred to have discussion of centralized TV dish antennas, I am sure this would go nowhere. That's unfortunate. Has this board ever discussed the reduction in insurance that would be gained by such a system or systems????
3. When I listen to unit owners complain about the difficulties of selling their units, I look at the larger picture. When one is buying or selling a unit in a condominium, one is transferring a social contract. I look upon our association as a "mini city". I've written about that in other posts. In our "mini city" do we have rules and vigorous rules enforcement? Is the board committed to the safety and well-being of all of the unit owners? These are questions a potential buyer must ask themselves; I'm sure most do. If I were simply purchasing a house, I'd look left and right at my neighbors, and consider the nature of the city of Wheaton and the immediate neighborhood. But I could have a fence or tall shrubbery to shield my domicile from the immediate neighborhood. In a condominium we have no such barriers. Nor can a unit owner construct them. 
4. In a condominium, in the absence of a strong board with integrity and commitment, all the unit owners can do is "hope" that their neighbors practice some form of diligence, common sense and adhere to the rules. If they don't it is possible that my safety and that of my neighbors will be compromised. Responsible practices include installing fire detection and CO monitoring devices, adherence to some form of common sense when it comes to storing flammable liquids in their unit, etc. 
5. Last year I asked the board if there were any rules or prohibitions about storing gasoline in units. The professional manager was present. Why did I ask that question? It was prompted by a power outage, during which I was aware of a neighbor's gasoline powered generator and of at least one gas lantern. The board never answered my question; it was treated as one of those "we don't want to upset any unit owner" questions. There was concern expressed; the usual "oohs" and "aahs". So what? Gasoline, fire starter or other fire accelerants stored in a unit is apparently not a problem to last year's board. But we did once have a serious fire because of "spontaneous" combustion of cleaning fluid soaked fabrics, which were stored in a garage. [This according to statements made by our professional manager during association meetings].  You would think some of the board, which lives on the premises and brags about living here for 25 years would remember that event. But to do so, one has to read the "Manor Briefs" and attend association meetings, and most unit owners don't. So I am not surprised.
6. I wonder how a potential buyer views these issues?