called water company to shut off leak (still waiting) and association did an investigation prior to our purchase. We just got these facts this week. Any advice or experience tips?

Very confusing. What 'facts' did you get?

Called the water company to shut off leak?

You need to call a plumber. After you make sure you do have a leak.

The 'water company', as in a utility company, is not responsible for plumbing leaks on your property. That is your problem to deal with. Which is why you need a plumber. All a utility company will do is shut off the water service to your house.

Not losing water inside because water meter usage barely changes . If water line leak any guess about cost for repair?

Get a plumber to come check it out, if your water meter barely changes, could the leak be from one of your neighbors? There is no way to predict any of this, without knowing exactly what the problem is and where the water is even coming from.

Just a FYI. You don't know where the water is coming from yet.

My neighbor had water coming up in her yard. She called the city. They came out and determined the leak was on the city side of the water connection. City dug big hole, it was the cities expense, they completed it in one day. Her water was turned off while they were fixing leak.

If the leak is on the home owners side of the water connection , in your case, town home, it is the associations expense for repair, is my guess.

First step call your utility, better yet,*** the association should be making that call.****

Added:

Another thought. With all the rain it's just pooling bad. Maybe clay soil that doesn't drain well. Also, I noticed that the landscaping is higher than the sidewalks and is keeping water from draining well. The landscaping needs to have some low spots for the water to drain to.

Thanks to all for advice and it’s a relief that a repair can be made. We’re new to the neighborhood and water pooling is an eyesore. We found out seller and association knew but no disclosure.

If that is your garage in the picture I would be afraid of water getting into garage with a very heavy rain. It doesn't look like there is any drainage, unless the pictures don't show it. Are there gutters draining to that area?

The seal by garage doors a wet but so far no water inside. It is a concern for us to get ahead of this.

NJ pushes ”as is” with regard to real estate purchases. We did not pay above asking.

Did you have an independent inspection done prior to purchase?

So does your purchase contract state “condition as is”?

Yes inspection done but no water pool at that time. The HOA, seller, neighbor, and water company had an investigation done. I cant get report until account settled by seller. All of these parties knew and never told us anything. As is pushed by seller but our atty added safety issues to protect us. Our new home in good condition it’s just the water outside.

Not losing water inside because water meter usage barely changes

Where is the meter located?

Is there an underground irrigation system?

So just how many feet of rain have you gotten in the last month? We've had almost six inches in September, and the named rain missed us. I wouldn't assume it is anything other than rain pooling unless proved otherwise.

Water flows down hill. You need to remove the obstacles, so it can go to the Delaware, or Atlantic, or wherever it wants to end up. It looks like you have a low spot next to the garage that should be filled in, and whoever planted the arborvitae built a dam.

It can be a water service line leak. If your meter is inside your home, this leak can be in the line running from the water main at the street to the meter itself. In that case your meter won't move because the leak is before the meter...

Different municipalities have different rules about who is responsible for a service line leak - but in general service line leaks would be your responsibility to fix. Just one of the many joys of home ownership.

In my city, the point to the city water shut off valve to the street/water main is the utilities responsibility. From the valve to the home is the homeowners responsibility. But maybe the water meter is the dividing line in some cities.

Could be a faulty valve. Have the HOA call the city. Ask neighbors if it's common for water to pool there.

Maybe it has nothing to do with a water leak. Is there a stream of water actually coming up or is it just pooling water? The more I look at the pictures the more it looks like a drainage issue.

Update our water is on and working inside.

I can hear some gurggling sounds in my outdoor garage and water meter hasn’t moved much. Water flow seems to be on Water company side.

They tried to initiate a repair but now they have to schedule dig out and repair. left with this mess and must wait till they come back and fix in three business days. Nope I called and this is an emergency and needs to be immediately. Now it’s a waiting game.

Wow, definitely running water. A mini Old Faithful!!! That's a lot of water.

There was a water main break in the road in front of my home. It caused a 5 foot deep hole and the road collapsed. The city was in the process of getting it fixed. The put up orange cones and some street barriers but then left the site to gather what equipment they needed. Of course some idiot thought it was just a big puddle and drove around the cones and barriers. His car went in nose first, was vertical, and he had to escape out the window, a big tow truck had to drag it out. Hopefully you won't get a crater like the one we had out front... but it was probably a main line rather than a feeder line.

Anyway, you are right to be concerned. Running water like that can cause a lot of destruction.

UPDATE

Our leak is repaired!!
Soooo relieved and all looks normal again.
Great team worked extremely hard to get it done and keep our neighbors happy😃

Thanks for all of the advice and encouragement 🙏

Wonderful. So happy for you and your neighbors! 💃