Maintenance - General

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Condo Residents Discover That Home Ownership Is No Guarantee Against Displacement in Portland’s Housing Market (OR)

Maricela Ramirez’s story is a familiar one in today’s Portland.  She came to Oregon more than a decade ago from Northern California, seeking a more affordable place to live. Now, as housing costs climb across the city, a renovation of

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Community Managers, Are You Prepared for Fall?

Yes, it’s that time of the year again! As we are one month away from the end of summer and the onset of fall, a manager has a lot to think about to prepare the community for the upcoming season.

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HOA Homefront: Failed plumbing? Who is responsible?

Q: Recently our homeowners association called a meeting to let us know they want to change our CC&Rs (Covenants, Conditions, and Restrictions) specifically to have homeowners be responsible for the pipes inside our walls. They claim they are having problems

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Establishing Consistency in HOA Maintenance

A way to be vastly more successful in managing a community association is consistency. Part of consistency is to communicate important details to the homeowners repeatedly. Unfortunately, many boards and management professionals believe that the average homeowner is not listening

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How to Create a HOA Maintenance Chart for Your Community

Most people choose to live in HOA neighborhoods for the sense of community, the benefit of shared facilities, and assurance that if anything goes truly wrong there is a system to take care of it. The most common disruption of

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6 Tips on Preparing HOA Vendor Bids and Evaluating Responses

HOAs exist for the benefit of all the HOA’s homeowner members. The elected Board takes care of the day-to-day business of the HOA. Of course, the Board cannot complete every maintenance job or other work that the HOA needs. So,

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Kick the Can and Deferred Maintenance

In the childhood game of “Kick the Can”, one person is designated It and an empty can is placed in the open playing field. With eyes closed, It counts to an agreed upon number, and the other players run and

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Insights into Reactive and Predictive Maintenance Programs

Maintenance and repairs are important activities with respect to the ongoing success of an HOA. There’s no reason reactive and predictive maintenance programs should seem mysterious. In fact, gaining insight into the differences between them is fairly simple. Read on

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Maintenance Matrix for Condominiums

video presentation     Watch the presentation………………

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When Express Maintenance Obligations In A Declaration Of Condominium Are Not So Clear (FL)

For example, let’s examine the replacement of the unit’s windows. Pursuant to the maintenance obligations in the declaration of condominium, the unit owner is responsible to maintain, repair, and replace all parts of the unit and the fixtures and equipment

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Are You Properly Maintaining Your Homeowners Association?

How is your homeowners association holding up? Do you have buildings in need of repair? Has the HOA board set aside funds for inevitable future repairs? If you don’t know the answer to these questions, then it’s time to find

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Prepping Your Property for Warmer Weather

With the end of winter comes relief. No more snow or sleet or slush or sludge; it’s sunshine and windbreaker season, baby! But the board of a condo, cooperative or homeowners association cannot be content with simply waiting for April

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Outdoor Spring Cleaning 101

With spring in full swing, it’s time to start working on that spring cleaning checklist. While almost everyone has a list of indoor spring cleaning tasks, you don’t want to forget about the outside of homes and common areas.  Here

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Price vs A Job Well Done ~ Managing Maintenance Issues in a Homeowners Association

One of the largest questions we get at Key CMI is about managing maintenance issues in a Homeowners Association scenario. Has your board of directors ever embarked on a significant community project, and once completed, it became evident the quality

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Here Comes the Sun

In preparation for writing this week’s blog post, I googled songs about the sun. Dozens of cheery, happy songs immediately sprung from the internet. Out of curiosity, I also googled songs about rain. A few select, dreary, and depressing songs

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Seasonal Maintenance: A Year-Round Responsibility

Building maintenance follows a schedule based on the seasons, each of which presents a unique set of challenges to a co-op or condo. At certain times of the year, it just makes sense to do certain regular maintenance projects: weatherizing,

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Managing Community Maintenance and Improvement Needs

Whether your community is self-managed or professionally managed, maintenance is a big part of the day-to-day responsibilities. It’s a responsibility that can quickly become overwhelming, especially when you walk in on a Monday morning to a list of what went

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Addressing Water System Failures Before They Happen

In the heyday of the real estate bubble, developers flipped tens of thousands of apartment structures into condominiums – with little regard for the condition of the potable water system. Many of these galvanized steel or early copper systems are

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Correcting HOA Maintenance Dysfunction

Here’s How The Problems Start:  The board of directors of a homeowner’s association is entrusted by the residents to hire a contractor to perform a complicated reconstruction project. Unfortunately, condominium board members are not very good at writing contracts or

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How to Handle Every Stage of a Snowstorm

While residents of warmer clients experienced some early Spring weather, some regions have experienced extreme winter weather patterns this season and for a few of us that meant record breaking snow levels. Even right now, in some parts of the

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Everything You Need to Know about Homeowner’s Association Rehabilitation Projects

The name might sound fancy and formal, but a homeowner’s association, or HOA for short, is simply an establishment that governs an area consisting of buildings developed by the same real estate company. The company holds private ownership over the

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Ensuring You Don’t Over Plan Condo Association Major Projects

Planning for a major project in a Condo Association is a big deal. You have to bid out projects, work with vendors, educate Owners, and execute. You want the project to go as smoothly as possible, of course. And an

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Spring is Coming…Is Your Property Ready?

Winter, even the mild one we are experiencing, can wreak havoc on your property! Between the snow, ice, wind and cold, lots of repairs are made in the winter that need to be readdressed in the spring. Why are we

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Don’t Touch that Sidewalk! Doing Too Much Could Be as Problematic for Condo Associations as Doing Too Little

We regularly advise condominium boards to be wary of taking on obligations beyond those state laws or their association’s governing documents require them to assume. A recent decision by a Massachusetts Appeals Court adds a judicial exclamation point to that

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Need a loan? Show lenders your association is a worthy investment

As spring weather approaches, big-ticket construction and repairs are coming up at many community associations. So is taking out a loan to pay for them. If associations qualify, that is.  Associations will be denied if their finances are in disarray.

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Hiring An Owner’s Rep: Save Time, Money and Peace of Mind

When an Association’s Board of Directors begin exploring a new construction project, oftentimes the cost of the endeavor is at the forefront of their thought process. And rightly so; depending on the size and scope of the project, it could

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Maintenance is Not Rectification and Band-Aiding is Not Maintenance

The word maintenance is being deliberately distorted by the building industry.  ‘Maintenance’ is attending to normal wear and tear where the installation was properly done. It entails items such as adjusting doors and locks as the house settles, returning lifted

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Handling Maintenance and Repairs: In-House, Or Outsource?

In the wake of the recession and facing an uncertain economic climate on the heels of a tumultuous presidential election, condo, co-op, and HOA boards may instinctively want to pinch pennies where they can, especially when it comes to maintenance

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Handling Maintenance and Repairs: In-House, Or Outsource?

In the wake of the recession and facing an uncertain economic climate on the heels of a tumultuous presidential election, condo, co-op, and HOA boards may instinctively want to pinch pennies where they can, especially when it comes to maintenance

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Competitive Bids for HOA Services

When buying an expensive item, you probably shop around a bit to try and find the best price. Similarly, it’s common to shop around for different HOA services to get competitive bids and save the HOA money. If your association

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Negotiating the Sale of a Management Company

Negotiating the sale of a management company is a very delicate operation. Buyers and sellers will always be at odds because their interests are first and foremost profit/loss driven: the Buyer wants to pay the least amount possible, while the

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Condo Association Repair Project Questions to Consider

Major projects within a Condo Association are a part of life. Over time, things break down and need to be rehabilitated and repaired. If you have strong reserves and don’t need a special assessment, the projects are somewhat straightforward. However,

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Pros and Cons of Snow Removal Contract Options

Sitting by a warm fire or having a snowball fight on a snow day can be fun for the whole family. However, when you have to get around, the snow quickly becomes a hassle. If your area frequently sees snowfall,

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As Building Code Adoption Increases, Insurance Losses Decrease

Maintaining a safe and secure building is a major concern for property owners and managers. Due to the important role buildings play in society, architects and engineers begin plotting out the the safety measures and standards well before the actual

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Drowning in Maintenance Requests

Landlords get many maintenance requests, and they can quickly become overwhelming. They may seem unavoidable, and while it’s impossible to stop them completely, there are ways to deal with them and reduce them once and for all. These four tips

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5 Actions an HOA Board Should Take to Clarify Maintenance & Insurance

One common subject that often causes confusion in a homeowners association is grasping the difference between the maintenance responsibilities of an association and the items that are covered by the association’s insurance policy. Often owners and even HOA board members

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The Princely Payoff of Preventive Maintenance

The buildings were unique for being a high-density rental community in what was then considered the suburbs. In the 1980s, five of the six-story buildings converted to a single 120-unit cooperative; the other nine buildings, with two different owners, remain

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For my fellow property management pros, it’s that time of year again.

Yes! Can you believe it’s almost winter? And, you know what that means…it’s time to write and distribute your fall/winter newsletter to your renters. Too busy, you say? I know the feeling! That’s the reason for today’s post. I’m sharing

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Don’t Cut Cost Corners: Putting Off Expenses Can Cause Your Building Big Problems

Small co-ops and condos face a special set of challenges relative to controlling expenses. The building has to be heated, the real estate taxes paid, and the halls cleaned. Unlike in larger buildings, the cost isn’t shared by dozens or

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A Preventative Maintenance Plan for Your High-Rise Community

Creating and executing a comprehensive preventative maintenance plan for your high-rise community should be a top priority for your board, residents and property management company alike.

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When budgeting projects for your home association, plan to go all in

Before prioritizing the expenses and locking in numbers, consider these financial planning tips from industry pros

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Notice to Owner: A Forewarning to Associations

A “Notice to Owner” is a legal document that puts a landowner, including an association, on notice that labor, services or materials has or have been provided to the property

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HOA Board Function: Maintain Common Area

Another main function of the board is to maintain common area within an association

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How to Execute a Major Project in a Condo Association

Thus far, the focus of Managing a Major Project has been on finding the right people and building the right plan. Preparing for the execution itself is half the battle.

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The great quest for condominium contractors

Frequently condominium association members have little to no experience in such routine work around associations such as landscaping, wood rot repair, brick re-pointing, painting, roofing, plumbing and electrical work. What to do?

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How Preventative Maintenace Will Save Time In the End

It’s easy to treat preventative maintenance as an afterthought. It’s much harder to worry about problems that haven’t happened as opposed to those that have already occurred.

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Tips for Submitting Repair & Maintenance Requests

Though most management companies conduct regular inspections, on-site residents can catch maintenance issues right away and help accelerate the process by reporting these needs immediately.

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Maintaining Balconies and Terraces: Safety Comes First

Pleasant and valuable as they are, these small squares of real estate come with their own set of maintenance and safety concerns.

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New Ruling Strengthens Association’s Ability to Demand Homeowners Maintain Appearance of Their Residence (FL)

For most homeowners association communities, one of the primary functions for the associations in their enforcement of the community’s declaration is ensuring that all of the homeowners are maintaining the exterior appearance of their property

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Spring Maintenance

It’s the perfect time to clean up your files from 2015 and get all your statements, bills and deposit slips in order

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