At least twice per year, property managers should inspect and conduct maintenance on their roofs. An inspection in the spring will identify any damage that occurred over the winter months, and an inspection in the fall will ensure the roof is ready for harsh winter conditions. When conducting the inspection, take a plan of the […]
Case Study: Harrison West Tower Re-pipe
The Harrison West Condominium Association required a re-pipe of their historic 24-floor residential tower situated in the desirable PSU area of Portland Oregon. Community Engineering Services, PLLC formed a team with engineering specialists Dan Robles, PE, David Coles, PE, Architect Richard Bosch, AIA and a CM consultant. Through the client’s commitment to research, analysis, and […]
Galvanized Pipe Condition Assessment
Community Engineering Services, PLLC was retained by a home owners association representatives to support a Galvanized Pipe Condition Assessment for a high-rise condominium in the Pacific Northwest region of the United States. The results published here were presented to a quorum of the HOA Board in November 2012. Read the article……………
Service Life of Building Components
The standard reference for service life of building components such as HVAC systems, Plumbing, air handlers, Digital Controls, and elevators, etc. may come from many different reference books whose authors have deduced, observed, or tested a sample of similar components to produce a “mean” service life. It is unlikely that any single author has lived […]
Calculating a Cover Charge (NY)
Courts rule that co-ops and condos are entitled to fees for granting building access. Construction workers at the building next door to your co-op want to gain access to your property. In the past, if you did not come to terms with the builder, he would just go to court and get a license requiring […]
Cardiac arrests in high-rise buildings
Residents of high-rise buildings had better survival rates from cardiac arrests if they lived on the first few floors, and survival was negligible for people living above the 16th floor, according to a study. Read the article…………….
The Expensive Surprises That Lurk Behind Walls (NY)
Sometimes, maintaining the facade of a building can be a bit like peeling an onion. The deeper you go, the more you find. After workers removed the outer brick layer of the exterior walls at 700 Park Avenue, the co-op board was informed they had a dreaded problem: extensive water damage that was not visible […]
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 projects. If an association has a full-time, in-house maintenance staff – whether that be a […]
Plumbing the Depths: Pipes, Drains and Your HOA’s Water Supply
Of all the modern conveniences we take for granted, perhaps none is as profoundly basic—and indispensable—as indoor plumbing. Carrying fresh water into our homes and taking waste water away, the pipes in our condo or co-op buildings are the fine line that separates us from our not-too-distant (also very aromatic and very unsanitary) urban past. […]
Sensors poised to transform property management
It’s an exciting time to be involved in residential property management. Technology is developing rapidly and permanently altering the residential landscape for managers, staff, and residents. Several companies are invested in developing the next generation of innovative tools for residential property management. Sensor technologies in particular are bound to make huge waves in the future. […]
What’s the Deal With Ice Dams
If you’ve never seen an ice dam, it actually looks a lot like you would expect. It is an accumulation of ice on along the eave line of a sloped roof. The ice can build and build over the winter months until it is a solid wall that can be ice-damfeet thick and can span […]
The Ups and Downs of Elevator Maintenance Contracts
Recent articles about the decrease in elevator service and the increase in entrapments in the GTA would normally concern us… but PSCC 888 has a solution… they have an Elevator Consultant! During budget preparation in September 2015, PSCC 888 realized that their 5-year elevator contract was coming due in May 2016. PSCC 888 talked to […]
Wood-Destroying Pests: How to Protect Your Property
Whether interior or exterior, well-built, properly-maintained woodwork can last for centuries—but if wood-boring pests like beetles, termites, and carpenter ants find their way into the wood, they can wreak all kinds of havoc. Wood-destroying insects are more than a nuisance; they are dangerous and can cause significant, costly damage to the structure of a home, […]
HOA Move In & Move Out Policy
When residents move in and move out, particularly in common wall homeowner associations, proper planning is called for. Below are elements of a Move In & Move Out Policy which can be adapted to your use. Scheduling. All moves in or out must be scheduled with the Management at least two (2) business days prior […]
Tips for Eco-Friendly High-Rise Living: Living Sustainably in the City
Many multifamily properties and high-rises want to implement “green” living practices and create eco-friendly communities, but not everyone knows where nor how to get started. Here are some effective and easy tips to help you be proactive and successful in achieving your sustainability goals. Before embarking on any of the programs below, consider forming a […]
How to Prepare and Respond to a Flood in Your High-Rise Building
A flood – one of the most common natural disasters – can also be the most detrimental for high-rise buildings. The nature of these buildings makes them particularly vulnerable to flooding caused by severe storms. “Vulnerability doesn’t have to equate to disaster,” said Tal Eyal, president of FS Project Management, a subsidiary of FirstService Residential. […]
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. The benefits of preventative maintenance are countless, from preventing the premature breakdown of mechanical systems, to prolonging the useful life of virtually every system in your community, to predicting […]
Indoor Air Quality for Co-ops, Condos and HOAs
Few things in life are as precious yet underappreciated as clean air. We take it for granted. Breathe in, breathe out—we rarely even notice the action. Ensuring that the air we breathe is clean, fresh and safe is one of the myriad responsibilities that boards and building managers must undertake on behalf of their residents […]
The Challenges of Managing a High-Rise Building: What Every Property Manager Needs to Know
Nearly every Toronto property management company offers administrative services, condominium services, financial services and maintenance management services. While most multi-unit properties will have the same requirements, the action plan will differ depending on the type of building. Read the article…………..
Maintaining Balconies and Terraces: Safety Comes First
Before embarking on a real estate hunt, most prospective buyers craft lists. The “must have” list (square footage, operational plumbing, windows), the “would love list” (lots of natural light, Jacuzzi bathtub, doorman) and then the “probably just a dream” list (heated bathroom floors, private elevator, silent neighbors). Somewhere on these lists fall balconies and terraces. […]
The Future of Hot Water Management Has Arrived
In Hawaii, which has the highest costs in the nation for electricity and natural gas, the ability to effectively manage operational costs is critical in maintaining an AOAO’s financial stability. There are many energy-efficient methods to achieve lower costs and improve operational efficiency, such as LED lighting, solar PV, HVAC upgrades and solar hot water. […]
HOA Horror: Roaches, Bedbugs, And Rats Pt. 1
Cleanliness may be next to godliness, but when your community is invaded by roaches, bedbugs, rats, maggots, and other vermin, it’s time for quick action. Read the article………….
Maintaining Roofs: Repairs, Replacement, and Responsibility
A building’s roof serves as the first line of defense against whatever the skies throw at its inhabitants—wind, rain and blazing sun, even snow and ice in some climates—so it’s crucial for that roof to be sound and well maintained. All it takes is one small crack or hole for the rainwater to get in […]
Winter Pipe Safety Measures
So winter’s coming…and you’ve got a watchful eye on driveways, roofs and other essential areas. But don’t forget about one of the most freeze-sensitive parts of your buildings and systems: pipes. Read the article………….
Seven Ways to Fight Mold – And Win
It’s the scourge of households everywhere: the unsightly, unsanitary, unbecoming sight of mold. But waging war on mold means more than launching a full-scale assault when you see it (though that can be part of the battle plan). Instead, consider a comprehensive strategy – here are some tips to help you get started and steer […]
Maintenance vs. Capital Improvements – What’s the Difference?
Maintaining your buildings’ assets is not a one-size-fits-all proposition. The common areas require a broad range of routine maintenance and repairs to keep them looking good and operating smoothly. Maintenance activities can include simple lightbulb replacements, housekeeping and paint touch-ups in hallways and garages, landscaping, irrigation repairs, pool cleaning, elevator maintenance and other related tasks […]
HOA Appealing Paint
Painting is often one a homeowner association’s most frequent and expensive repairs. Paint has a relatively short life (depending on the surface, tree cover, exposure to sun and wind: 5-10 years) yet acts as a critical barrier of protection for siding which is intended to last thirty years or longer. When paint fails prematurely, the […]
Mold: Is there a fungus among us? Part 1 of Insurance: What you need to know
Welcome 2016! While the expression “out with the old and in with the new” comes to mind, remember, too, that this is a great time for review. Start off the new year by reviewing your association’s insurance policies to better understand the perils that it does, and does not, cover. Of particular concern to Florida’s […]
Coping with Leak Legalities (NY)
Cooperative buildings often become embroiled in litigation involving leaks in apartments caused by defects in roofs, exterior façades, or other common areas that are the responsibility of the co-op corporation to maintain. The warranty of habitability is duty that is continuous, cannot be delegated, and cannot be waived. Read the article………..
Condo Inspections: Check Yourself
Condominium associations, whether housed in a single building or in a sprawling development, provide a reliably cozy and comfortable community in which to live. But this comfort requires vigilance on the part of both board and management to ensure that the various and sundry components up to code, which can feel daunting for those on […]
Maintaining a Healthy Building: How’s the Air in There?
It was January 1977 when the Centers for Disease Control (CDC) first identified and isolated a previously unknown strain of bacteria found breeding in the cooling tower of a hotel air conditioning system. The bacteria, subsequently named Legionella, caused an outbreak of what is known as Legionnaires Disease, and the world first became aware of […]
Five winter safety tips for condo managers
December has been seasonably mild to date, so winter safety tips may not be top of mind for condo managers just yet. Prepared property managers have already begun proactively reducing the risks and impacts of this late, but soon-to-arrive winter weather. To further enhance resident safety programs and protect building operations, consider the following five […]
Water in Your Condominium Unit? What Every Co-owner and Assn. Should Know
From personal experience, water intrusion in a condominium unit can be one of the most frustrating and unpleasant experiences a Co-owner may ever experience. Often, a Co-owner does not know what to do, who to call, whether insurance will cover the loss and what responsibilities the Co-owner and the Association may have. This article explores […]
Five Preventative Maintenance Areas that can Save Your Condo Board from Emergency Repairs
The goal of any building’s maintenance processes should be preventative instead of reactive maintenance. The cost-savings in preventative maintenance can increase the lifespan of the particular item, whether it’s an elevator, drain, or roof. Yet another added benefit is eliminating the need to dip into the condo board’s emergency reserve fund to fix big problems […]
Is Legionnaires’ Disease Lurking in Your Vertical Community?
If you have cooling towers at your community you might want make sure they are disease free. The Legionnaires’ disease is a type of pneumonia caused by “legionella” bacteria, named for a 1976 outbreak following an American Legion convention in Philadelphia. Read the article……………
Tips from an HOA Board: Protect Your Home Against Drainage Failure
The kids are back in school, the air is cooler, the leaves are falling – fall must be here. But, before you can enjoy those pumpkin spice lattes, you need to make sure that you’re prepared for the wetter months ahead. Is your homeowners association ready? Read the article…………….
Is Your Vertical Community Ready for El Nino? (CA)
We have a high probability of a powerful El Nino returning this fall with extreme rain, wind and flooding conditions. Whether this will be a destructive El Nino or not, is not the question. What is important is that mid/high-rise community managers prepare your building(s) proactively for emergency storm conditions. Problems and issues can increase […]
How To Get The Association To Pay And Repair Ice Damming (CT)
My farmer uncle, when stubborn people frustrated him, would say “Sometimes you have to hit a mule with a 2 x 4 to get his attention.” Unfortunately, the expression applies to some condominium boards and management companies. Read the article……….
The Challenges of Managing a High-Rise Building: What Every Property Manager Needs to Know
Nearly every Toronto property management company offers administrative services, condominium services, financial services and maintenance management services. While most multi-unit properties will have the same requirements, the action plan will differ depending on the type of building. Read the article………
Preventing HOA Paint Problems
Exterior painting can be an expensive and daunting task, especially if many homes in your community are in need of fresh coat. Unfortunately when a community reaches 7-10 years old, most of the homes likely need new paint, and every 7-10 years after that. If homeowners don’t deal with it, homes starts to look run […]
Insuring Winter’s Woes: Dealing with the Problems of Ice Dams
The birds are chirping, the trees are plush and green, and the beaches are lined with people. The record-breaking winter of only a few months ago, when inch after inch of snow piled up in New England, causing trouble for roads, businesses, and private homes—it’s hard to believe it ever happened. Summer months can offer […]
Chimney Upkeep in Your Homeowner Association
Chimneys are a common component of homeowner associations. The chimney vents hot exhaust gasses from fireplaces or from central heating. While most chimneys used to be made of brick, many are now made of metal. Both present problems if not properly maintained including fires, collapses and even carbon monoxide poisoning. Read the article……….
The Hidden Cost of Hardwood Floors for HOAs
Hardwood floors can increase property values in condo units by improving the aesthetic value and helping to alleviate dust allergies. This may seem like a no brainer but many homeowners are shocked to find (often after it’s too late) that this is a restricted and sometimes prohibited upgrade to their unit. But why? What’s not […]
Dealing with Code Violations: Better Safe Than Sorry
Remember that “better to be safe than sorry” adage? It applies to condo associations with regard to building code violations. Not only does it apply, it’s an understatement. No association wants to or intends to violate building codes. It’s the sort of thing that “just happens”—meaning that it often comes as a surprise due to […]
Berkeley (CA) Proposes Tougher Balcony Standards
Planning and Development Director Eric Angstadt proposes adding several sections to the city Building Code. One would mandate cross-ventilation for enclosed assemblies of balconies, landings, decks and stairs. Another would require naturally durable or preservative-treated wood, corrosion-resistant steel or similar approved materials for the floors of balconies, landings, decks, stairs and other projections. Read the […]
The Berkeley Balcony Tragedy: More Inspections Aren’t Enough
In the early morning of June 16, 2015, in Berkeley, California, the lives of 6 young people were snuffed out because the balcony they were standing on collapsed. Building failures happen all the time, but the press and government largely ignore them because nobody died. With these six tragic deaths (and serious injury to seven […]
Simple Stain-Removing Solutions for Homeowners Association Residents
There’s always a lot of discussion about keeping the outside of your home looking good for the homeowners association; but the inside is important too – especially if you plan on selling your home someday. Try as you might to prevent them, spills, drips and splatters in your house are inevitable. Whether you, your family […]
The Berkeley Balcony Tragedy: More Inspections Aren’t Enough
In the early morning of June 16, 2015, in Berkeley, California, the lives of 6 young people were snuffed out because the balcony they were standing on collapsed. Building failures happen all the time, but the press and government largely ignore them because nobody died. Read the article……….
HOA Paint Maintenance
Paint maintenance is no different than roof, landscape, pool or asphalt maintenance. A good plan requires periodic inspections, timely and proper surface preparation and repair in addition to quality paint applied at recommended intervals by a knowledgeable professional. Here are some areas that should fit in a good paint maintenance plan: Read the article……….
Consider These Green Choices for Your Next Repair or Upgrade project
Earth Day may have come and gone, but the green agenda is very much alive and well in New York. Reducing the state’s energy consumption, for example, is an important part of Governor Andrew Cuomo’s comprehensive energy strategy. Mayor Bill de Blasio, meanwhile, has laid out his goals and targets for a sustainable and equitable […]