Condo Media - February 2020 - 41

1

PREVENTIVE MAINTENANCE IS ESSENTIAL.
Buildings are like bodies-they don't age well if no one takes care of them.
Pretty much every building needs to be worked on continuously, but this
is especially true of older buildings. Yet, condominium trustees are
understandably budget-conscious and often overlook routine maintenance.
When repairs are needed, they are often handled on an ad hoc basis. When a
nor'easter drives moisture into an area where the masonry is deteriorating,
for example, trustees may decide to repair only the area that leaked, even
though the entire brick façade needs to be repointed.
While repointing a building may be expensive, consider the capital cost of
restoring damage caused by the elements. Maintenance will save time and
money, while helping to preserve the historic integrity of your building.
Maintenance-related projects typically can be approved quickly and easily.
Smaller restoration projects do not require extensive hearings. A building permit
will still be needed, but an administrative review will typically suffice, rather
than a full hearing before a historical commission.

2

VISUALLY INSPECT THE EXTERIOR.
It's common for condominium associations to focus on cosmetic, interior
repairs, such as replacing the carpeting. Buildings look better to residents
and visitors when new carpeting is installed or hallways are repainted.
But outdated carpeting can be kept in place indefinitely without creating damage
to the building envelope. When masonry is deteriorating, enabling water to enter
the building, repairing the damage and repointing the brick should be a top priority.
You may not be able to see what's happening to your roof without going up
and looking, but if you have not inspected it in years, it's likely that some wear
and damage have taken place. Look up and see what you can see, then have a
professional check it out and maintain it as needed.
Ideally the roof and façade of a building should be inspected annually.
In Massachusetts, buildings that are more than 75 feet high are required
to be inspected and certified every five years by a structural engineer.

3

KNOW THE REGULATIONS.
When historic buildings were being constructed, there were no zoning
or building codes to deal with. Bringing an old building up to code can
be expensive and difficult.
In addition to conforming to today's building codes and regulations, there are
federal, state and sometimes local standards for historic preservation projects.
Consult the Secretary of the Interior's Standards for the Treatment of Historic
Properties for federal guidance. There are also local historical commissions to
work with, such as the Boston Landmarks Commission, which has nine districts,
the Cambridge Historical and the Brookline Historical Commission.
Historical commissions take history seriously. They recognize that when a bit
of history is destroyed, it can never be recreated. As such, their requirements for
materials used and the integrity of the building may seem strict, but your local
commission can also provide you with the help and guidance you need
for a successful project.
Historical commissions typically meet monthly. If you have a project to present,
know what to anticipate. Either gain an understanding of the regulatory process or
retain someone who already has it.
If a building is listed on the National Register of Historic Places, it may qualify
for a federal historic preservation tax credit, but you will also have to follow
standards required for listed buildings. The Massachusetts Historical Commission
provides grants for preservation projects, although mostly for nonprofits.
February 2020 CONDOMEDIA

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