You’re a homeowners’ association board member or property manager, and you know that sewer maintenance is necessary. But how do you handle this on a regular basis? You can call a sewer maintenance company every time there’s a problem, or you can sign a maintenance contract. A contract like this provides predictability: you know what it costs, when maintenance will take place, and who to call if something does go wrong.
It sounds simple, but there are significant differences between contracts. One contract may cover only routine cleaning, while another offers 24/7 emergency service with camera inspections. And then there’s the fine print regarding notice periods, price increases, and exclusions. In this article, we’ll walk you through the key points to consider before signing a sewer maintenance contract.
Why get a maintenance contract?
Let’s start with the basics. Why would you sign a fixed-term contract instead of just calling a company on an ad hoc basis? There are a few good reasons.
First: cost control. With a contract, you know in advance how much you’ll be paying each year. No surprises if the downspout gets clogged on a Saturday night. With one-off jobs, you often have to pay rush fees, and those can add up quickly.
Second: prevention. A contract typically includes one or more maintenance visits per year. This means that problems are identified and resolved before they cause damage. For a homeowners’ association, this can mean the difference between a scheduled cleaning costing a few hundred euros and a water damage claim running into the thousands. We previously wrote about the importance of preventive maintenance in our article on sewer maintenance for homeowners’ associations.
Third: planning and convenience. You don’t have to request and compare quotes every year. The sewer maintenance company schedules the maintenance, carries it out, and provides a report. That saves time, especially if you manage multiple properties.
What types of contracts are there?
Not all maintenance contracts are the same. Broadly speaking, there are three types you’ll encounter on the market:
1. Preventive Maintenance Contract
The most common type. The sewer maintenance company visits once or twice a year to perform scheduled sewer cleaning. This includes flushing downspouts, cleaning the main sewer line, and inspecting manholes and drains. This type of contract is designed to prevent clogs and malfunctions.
Suitable for: Homeowners' associations, residential complexes, office buildings, and businesses with a standard sewer system.
2. All-inclusive contract (preventive maintenance + repairs)
In addition to scheduled maintenance, this contract also covers breakdowns. If a clog or other problem occurs outside of regular service visits, it’s included. This often includes 24/7 availability. The monthly costs are higher, but you won’t receive any unexpected bills.
Suitable for: larger complexes, housing associations, and property managers who want a fully managed service.
3. Inspection Contract
This is a more basic contract that focuses on periodic camera inspections. The sewer maintenance company assesses the condition of the pipes and reports on any issues. Based on this, you can arrange for targeted maintenance or repairs. Cleaning or repairs are not included as standard in this contract.
Suitable for: properties where you first want to know the condition of the plumbing, or as a supplement to a preventive maintenance contract.
What should you look for when making your choice?
You’ve decided that a maintenance contract makes sense. The next question is: how do you choose the right contract and the right company? Here are the points to consider.
What exactly is included in the contract?
This may sound obvious, but it’s the most important point. Always ask for a detailed description of what the contract covers:
- How many maintenance visits per year?
- Which pipes are being cleaned? Just the branch pipes, or the main sewer and the outdoor sewer system as well?
- Are camera inspections included?
- What happens if a defect is discovered during maintenance?
- Is on-call service included, and if so, is it available 24/7?
A contract that promises “sewer maintenance” but only flushes the downspouts may not meet your property’s needs.
Fixed price or variable costs?
Some contracts are based on a fixed annual fee. Others use a base price for scheduled maintenance, with additional work billed at an hourly rate if more work is required. Both models have their pros and cons.
A fixed price provides certainty: you know exactly what you’ll be paying. This is helpful for a homeowners’ association’s budget or for a property manager who needs to account for expenses. Variable costs may end up being cheaper if there are few breakdowns, but you run the risk of unexpected bills.
Also be aware of annual price increases. Ask whether the contract price is indexed and, if so, to which index (CPI, construction index). Some companies raise prices annually without providing a clear justification.
Notice period and term
Always check the notice period and contract term. Standard contract terms range from one to three years, with a notice period of one to three months before the end of the term. Be careful with contracts that renew automatically: if you forget to cancel, you’ll be locked into another year.
A good contract offers flexibility. A short initial term (for example, one year) gives you the chance to see if the company delivers on its promises without committing you for years right away.
Exclusions and limitations
Read the fine print. Many contracts exclude certain types of work:
- Repairs and replacements. Most maintenance contracts cover cleaning and inspection, but not the replacement of pipes or the repair of breaks. That makes sense, but be sure to know this in advance.
- Damage caused by third parties. If a contractor damages the sewer system during a renovation, this is not covered by the contract.
- Tree roots. Some contracts exclude root removal or treat it as additional work. This is an important consideration for properties surrounded by a lot of greenery.
- Pressure sewer system or pumps. If the property has a pressure sewer system with pump stations, check whether maintenance is included.
Reporting and Communication
A reputable sewer maintenance company provides a report after every service call. The report details what work was performed, the findings, and any areas requiring attention in the future. This report is important for a homeowners’ association board member: you can share it with the members and use it to support the long-term maintenance plan.
Also ask how communication works in the event of a malfunction. Is there a dedicated phone number? How fast is the response time? Will you receive a confirmation via email?
Experience with your type of property
A plumbing company that primarily serves residential customers may not necessarily have experience with a 60-unit condominium complex featuring cast-iron downspouts installed in 1972. Ask for references from similar projects. A company that regularly works with condominium associations and property managers understands the issues involved and can provide better advice.
Maintenance Contract vs. Ad Hoc: A Cost Comparison
To illustrate the difference, here is a simplified calculation example for a homeowners' association with 30 apartments:
Scenario 1: No contract (reactive)
On average, the downspout becomes clogged twice a year. An emergency call can easily cost a few hundred euros each time, depending on the time of day and the severity of the problem. Add to that a major repair every five years, plus the resulting damage (water damage to residents’ homes, insurance claims, and repair costs). Over a five-year period, the total costs add up significantly.
Scenario 2: Preventive Contract
Annual cleaning of the downspouts and main sewer line, plus a camera inspection once every three years. The annual contract price is predictable and significantly lower than the total cost of emergency repairs. In addition, problems are identified early on, allowing you to schedule minor repairs instead of costly emergency fixes.
In practice, homeowners’ associations with a preventive maintenance contract achieve significant long-term savings. These savings extend not only to direct costs but also to indirect costs such as water damage, conflicts among residents, and legal disputes over liability.
Checklist: Sewer Maintenance Contract
Use this checklist when comparing quotes:
- What exactly does the contract cover? (cleaning, inspection, repairs)
- How many maintenance visits per year?
- What pipes and parts are included?
- Fixed price or variable costs?
- How are annual price increases determined?
- What is the term and notice period?
- What types of work are excluded?
- Is a report generated after each turn?
- What is the response time in the event of a malfunction?
- Does the company have experience with similar properties?
RBNL as a contracting party
At RBNL, we offer maintenance contracts for homeowners’ associations, property managers, and housing authorities. We work with fixed prices and our own technicians, and we provide a 3-month warranty on all work performed. We’re happy to help you design a contract that fits your situation, whether it’s a single residential complex or a portfolio of hundreds of homes.
Visit our page for property managers or contact us directly for a no-obligation consultation. Call 085 303 9999 or send an email to info@rbnl.nl.
Frequently Asked Questions About Sewer Maintenance Contracts
How much does a sewer maintenance contract cost?
The price depends on the type of contract, the size of the property, and the number of maintenance visits per year. A preventive maintenance contract for a homeowners’ association with 20–30 apartments is available for a relatively low monthly fee. At RBNL, we always provide a customized quote so you know exactly what it will cost upfront.
How often should sewer lines be cleaned as a preventive measure?
For most residential complexes, the general rule is: once a year to once every two years for downspouts, and once every two to three years for the main sewer line. For older buildings or those with known issues, more frequent inspections may be necessary. A camera inspection helps determine the appropriate frequency.
Can I also sign a maintenance contract for a single property?
Yes, maintenance contracts aren't just for large complexes. A preventive maintenance contract can also be beneficial for a single-family home or commercial property, especially if the sewer system is older or if you've had problems in the past.
What if there's a malfunction outside of the scheduled maintenance visits?
That depends on the type of contract. With an all-inclusive contract, service calls are covered. With a preventive maintenance contract, you pay for service calls separately, but as a contract customer, you often receive priority service and a discounted rate. Be sure to ask about this specifically when signing the contract.
How do I compare quotes from different companies?
Don’t just look at the price. Compare the exact terms of the contract, check whether repairs are excluded, find out what the notice period is, and see if they provide regular reports. Also ask about their experience with your type of property and request references. The cheapest quote is by no means always the best choice.
