Condo Media - September 2016 - 25

ing cycle five, 10, or 15 years
ago. There is a steady rise in
the number of spot repairs due to
underlying rot. But because the actual
percentage increase appears to be
incremental compared to the previous
maintenance cycle, no one sounds an
alarm bell until it is too late.
Associations are lulled into a false
sense of security that they are "maintaining" their aging building envelope
because they are making repairs and
painting on a regular schedule. The
funds spent on maintenance and shortterm aesthetic improvements cloud the
ability of communities to recognize the
ailments of aging building envelopes.
Peeling paint, leaking roofs and rotting
wood around windows, doors, and
decks are symptoms of problems that
are not solved with spot repairs because
spot repairs do not correct the underlying cause of the problem.
The cumulative costs of spot repair
cycles add up quickly. Many communities throw money at failing building
envelopes for years past the point
when continued maintenance makes
financial sense. If your condominium's
building envelope is nearing or past
the 20-year mark, it's time to consider
whether your community needs to
stop making repairs and start planning
for replacement.
This decision has nothing to do with
whether you have deferred building
envelope maintenance for years or
you've been diligent from day one. It
has everything to do with the aging
and deterioration of the materials
that make up your building envelope
system. Communities that have implemented textbook maintenance find
themselves in the same situation after
20 years as properties that have not
been as proactive.
HOW SPOT REPAIRS MAY HARM
YOUR BUILDING ENVELOPE
Our experience confirms that aggressive maintenance of wood-sided
townhouse condominiums does not
significantly improve building envelope
integrity or longevity. In fact, evidence

from a variety of
communities indicates that
spot repairs may even accelerate deterioration of the building envelope.
An area surrounding a spot repair is
often more vulnerable to failure after
the repair, regardless of how well the
initial spot repair is performed. Again,
this is because spot repairs do not solve
the underlying problem-typically
water penetration.

"Fixing" spot
repairs can
feel like a game
of building
envelope
"whack-a-mole."

Representing Condominium Associations, Homeowner
Associations and Management Companies throughout
New Hampshire and Northern Massachusetts.
Providing representation in all areas of condominium
law from drafting and execution of condominium
instruments, amendments, collection of assessments to
litigation from trial through appeal.
For specific questions and to find out how we can
service your particular needs, please contact our office
and speak with one of our attorneys.

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www.fenigeranduliasz.com
Serving clients in all of NH and northern MA
September 2016

25
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Condo Media - September 2016

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