Condo Board Wrestles With Ways to Pay for $7 a Million Facade Project (NY)

We’re working with a high-rise, 300-unit condo that needs about $7 million for facade work. At the moment, interest rates are increasing, so banks would probably offer them a 10- to 15-year loan at about 4.5%, maybe 5%. So the association’s monthly mortgage installment would be about $72,500, which would then be spread among all […]

Window Maintenance & Replacement: Caring for a Crucial Building System

When it comes to the list of most important systems to maintain—and potentially the most expensive to replace—in a multifamily building, windows are definitely near the top. The useful life of a given window depends on a number of factors, including its composition and design, as well as seasonal shifts and prevailing weather conditions. Deteriorated […]

Dockside Condominiums addressing structural issues (SC)

The letter sent to the Dockside Association Board of Directors on February 15th required them to correct a number of problems. One of the main concerns is whether the building is fit to withstand an emergency.    Read the article………………………..

Bulging Facade Forces Evacuation of Chinatown Building (NY)

Today we offer a reminder that all building owners, including co-op and condo boards, must ensure the safety of their buildings — even if they don’t fall under the mandatory five-year inspection and repair cycle of the Facade Inspection and Safety Program (FISP), formerly known as Local Law 11. Read the article………………………..

Residents return to formerly-deemed unsafe Renaissance Towers in Myrtle Beach area (SC)

More than four months have passed since residents of the Renaissance Towers were told to leave and that their homes were no longer safe.  Horry County police evacuated the entire 22-story building and deemed it unsafe on October 7, 2022, by county code enforcement. Empress Management told residents the foundation was deteriorating, “substantially worse” than […]

Where Old Condos Go to Die: End of Life Outcomes

In 2005 we published a treatise entitled “The Uncertain Future of Common Interest Developments.” We worried about the inability of condominium boards to fund reserves for future repairs and maintenance. In addition, political pressure from individual owners was keeping assessments artificially low. While this pleased the then-owners, it underfunded reserves and robbed future owners of […]

Bayfront Miami condo tower embroiled in legal battle over major assessment

A bayfront Miami condominium in need of repairs is in a legal fight pitting unit owners against the condo association.  The 27-story, 235-unit Palm Bay Yacht Club made headlines last week over a proposed $46 million special assessment to fund repairs required for the property’s 40-year recertification. A group of 10 unit owners filed a […]

Condo & HOA railing restoration, all you need to know (FL)

The maze of CODE COMPLIANCE with regard to replacing guardrails and handrails during a condominium or HOA building restoration project is a complicated one. In Florida, there is a building code for new construction, but not one for building restoration. With the event of the city of Sunrise condominium Champlain Towers collapsing, and the resulting […]

Legislation Regarding Structural Integrity and Condo Safety

On June 24th of 2021, the industry awoke to the tragic news of Surfside. In the immediate months following, Community Associations Institute (CAI), various industry leaders and state legislators came together to discuss solutions, and eventual legislation that would help avert similar tragedies in the future. In May of 2022, Senate Bill 4-D: building safety, […]

Plumbing Repairs In Condominiums and Hoa’s

As buildings age, more attention has to be paid to repairs and replacements. Plumbing problems are more expensive than other repairs because they are hidden. Locating the source of a leak may not be easy, even though wet areas or standing water may be evident. Finding the actual problem source may require the assistance of […]

‘It should have come down’: Renaissance Towers lawsuit states board members knew of dangerous conditions, acted negligently (SC)

Residents decided to take action by filing a class action lawsuit less than a week after the building was deemed unsafe against Renaissance Towers’ HOA board.  The lawsuit claims condo owners had to live in tents at a nearby campground because they weren’t able to get into their units.     Read the article………………………..

What To Do If Water Catastrophe Strikes (GA)

Although snow and freezing temperatures are often anticipated events in Atlanta, for many community association managers, winter is something to dread. With winter comes freezing temperatures and frozen pipes, and, invariably, pipe bursts and failures, and water leaks.   Read the article………………………..

Aging condominiums: Background reading

With the interest shown in the last couple of posts on condominium issues, I grabbed a few published articles that contain useful information or perspectives. What’s clear is that the issues created by aging condominiums are by no means unique to Hawaii. They are being experienced in all areas where condominiums have been built.   Read […]

Problem Solved: An Elevator Modernization Takes a Nasty Twist (NY)

One of our recent jobs is a really beautiful high-end building down in Tribeca. It’s a $1.4 million job — a four-car, four-passenger elevator group modernization. They were all overhead traction elevators, 2,500-pound capacity each, which is pretty normal, especially in a building that size. It was four 34-story elevators all in line, pretty much […]

Here’s how condo inspections should work (FL)

Milestone inspection reports must be performed, sealed and signed by a Florida licensed engineer or architect. Phase One is a visual inspection.  If needed, phase two might involve destructive or nondestructive testing, plus repair recommendations. Some see this as a gold mine opportunity for qualified structural professionals.    Read the article………………………..

How A Luxury Miami Condo Complex Climate-Proofed Their Foundation (And Accidentally Became A Social Media Focal Point In South Beach)

“It’s essentially a cruise ship we maintain daily,” says Rishi Idnani, referring to The Continuum, a luxury condo complex on Miami Beach where he is Managing Director. The two-tower, 13-acre beachfront property recently underwent a massive infrastructure improvement 20 years after the building was completed, with a focus on keeping one step ahead of the […]

Damaged Daytona buildings face uncertain future (FL)

Two dozen oceanfront condominiums and hotels in Daytona Beach Shores were evacuated both before and immediately after Tropical Storm Nicole hit the area on Nov. 10. One week later, roughly half remain vacant. Some could stay that way indefinitely, experts and city officials warn.   Read the article………………………..

Problem Solved: Owners Squabbling Over Necessary Structural Repairs (NY)

The diagnosis. In the spring of 2017 I was called by a senior building manager of a 19-story Upper West Side condominium about the electrical service room located below a pedestrian plaza. The room had extensive water infiltration, and, as a result, the electrical equipment and its cabinets had severely corroded.   Read the article………………………..

Things HOAs Need To Check Before Approving Any Roofing Project

Many homeowners are unaware of what needs to be inspected by their Homeowners Association (HOA) before a roofing project can begin. Both the homeowner and the HOA need to be on the same page to avoid costly mistakes.  By understanding the process and what is required, everyone can save time and money. Here are some […]

Local Condominium Vacates Twelve Units Due to ‘Undue Strains’ (VA)

Representatives of an engineering firm hired by the residents’ board at the Madison Condominium at 600 Roosevelt Blvd. in Falls Church found a steel beam that was completely corroded and they immediately call City Hall and City engineers condemned the building and the Falls Church Police Department and Office of Emergency Management supervised an evacuation […]

Miami Beach Condo Building Ordered Evacuated Over Structural Issue (FL)

A condominium building in Miami Beach was ordered evacuated Thursday after it was deemed structurally unsafe.  Residents of the Port Royale condo building at 6969 Collins Avenue have been required to vacate immediately due to an unsafe structure notice, Miami Beach officials said.  The building is undergoing a 50-year recertification and the building’s structural engineer […]

Parking structure deemed unfit at condo complex at Ski Time Square (CO)

A condominium complex at Ski Time Square no longer has any parking. It’s the Ski Time Square Condos, built in 1972. The parking structure residents have been using was causing concern so the HOA there had two safety assessments and structural studies done, both of which failed. Those studies were forwarded to DBT Thunderhead LLC […]

Condo Complex With Crumbling Foundation Gets Major Upgrade (CT)

A Connecticut condominium complex riddled with crumbling foundation problems is back in one piece now.  Crews started working on the Willington Ridge condo project in April 2021. It was a six-building, roughly $3 million project.    Read the article………………………..

Tragedies Place Focus On Condominium Model’s Flaws

More than 14 months after the shocking Champlain Towers South condominium tower collapse in Surfside, Fla., many condominium owners lack clarity about the role of condominium associations and owners in preventing future such tragedies.  Read the article………………………..

San Francisco OKs Revamped Settling Millennium Tower Fix (CA)

After more than six months of scrutiny, San Francisco’s Department of Building Inspection has issued a revised building permit for the revamped perimeter pile upgrade of the settling 645-ft-tall Millennium Tower, thanks to a determination from the planning department that the revised scheme would not have any negative environmental impacts. The upgrade now consists of […]

Broken elevator forces older residents to the stairs (CO)

The Problem Solvers were contacted by multiple residents at the Bayberry Condominiums in Aurora because they say the elevator in the building has been broken for nearly six weeks.  “Many of us are seniors. We don’t walk very well,” said Geoffrey Jones, who has owned his condo in the building for 15 years.    Read the […]