7's Main Line Repair OK'd

Major water-line replacement will close Circle 7 Wednesday, not Monday

The HOA Board voted to replace Circle 7's main water line because of massive disrepair. The repair will require Circle 7 to be closed Wednesday, May 13, for the day. The reported Monday closure was delayed because of technical issues.

The Circle continues to see water shutoffs as service lines from the main line to buildings are being fixed, but water will be shut off to the entire circle on Wednesday, May 13, to complete the larger repair. 

Extensive trenching will cause the shutdown and will mean residents must move their vehicles out of the circle if they wish to use them that Monday. If you drive a vehicle over grass and irrigation lines after the closure, you can be fined for destruction of common property.

Circle access is expected to be closed only for a day, but ongoing repairs will take about two weeks to complete, according to the contractor.

Replacing the main line will help bring all Circle 7 water lines up to code and will update all line junctions, which have been found to be leaking. The existing line is a mix of materials and faulty or out-of-code junctions from the main line to service lines. The lines were not installed with sand bedding that provides flexibility to avoid cracking and leaks.

Circle 7's project will cost about $50,000, plus parts and asphalt repair.

Because of the city’s new water meter installed a few months ago, the HOA discovered the complex’s water system is leaking about 2,400 gallons per hour. That flow is beyond dripping faucets and leaking toilets and indicates serious leaks that are not visible. The project to repair Circle 7’s service lines because of frequent leaks revealed larger system leaks.

Circle 7 is expected to have the worst water-line conditions because the lines carry the complex’s heaviest gravity force, plus valves and lines that were installed were of variable quality and performance specifications, according to the current contractor, Lindsay Excavation LLC.

The contractor said the state of the Circle 7 lines may have implications for other circles, especially those that have experienced frequent leaks and breaks, such as Circles 2 and 3. However, the actual condition of the lines and the problems can’t be known until repair work is begun.  One of the main problems that has been discovered is that lines installed without the sand bedding crack more often because traffic and geologic pressures grind lines against rocks and other underground debris.

The new lines are being installed to code for materials and sand bedding.

Water and sewer expenses are more than 24% of the HOA’s budget, estimated at about $297,000 this year. It’s the HOA’s largest budget item. In the December 2024 HOA financial report, the annual water-and-sewer bill skyrocketed from $171,922 to $255,261 year-over-year, instigating two consecutive years of HOA dues increases.

The HOA replaced about 60 water-service lines in 2013 and charged a $1,500 assessment to each unit to pay for the project. The new Circle 7 project has been budgeted, but the additional repairs and future repairs may deplete that budget. The HOA’s strategy is to repair water lines as needed from budgeted funds and possible reserves to avoid assessments. However, the extent of water loss and rising water and sewer rates may require strategy adjustments.

The HOA’s recent water conservation efforts have reduced water use by 10% compared to the previous year. Fixing the leaks is expected to increase that reduction and lower water and sewer costs.

Photos show ongoing work in Circle 7: Top left, a leak under a 4-inch main line. Top right, scars from trying to find unmapped water lines. Bottom left, asphalt piles up from repair trenches. Bottom right, long trench gets new "blue poly" water lines, known for reliability and long life.