Condo Media - November 2021 - 38

COST-EFFECTIVE BUILDING REPAIR AND RESTORATION
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In this economy, condo owners are
paying incredibly high prices for their
units. When they receive unexpected
assessments for facility repairs, or
when their association is forced to
seek outside fi nancing for a repair
project, animosity often arises between
owners and trustees just
trying to do the right thing.
Owners also tend to incorrectly
assume that their association fees
cover everything from scheduled
maintenance to a variety of weatherproofi
ng needs - while in reality, most
association budgets are grossly underfunded
for major capital projects.
This misunderstanding is avoidable
with proper planning and consistent
communication - and as demonstrated
by recent events, building maintenance
is vital for community safety.
This article details the top factors
that infl uence the cost of maintenance,
repair, and restoration. It also
presents considerations that can
empower condominium stakeholders
(boards, managers, owners) to proactively
work with reputable professionals
(property managers, engineers,
repair and restoration contractors)
to achieve safe, cost-effective facility
maintenance. Lastly, it explores
practical strategies and documents
that support realistic planning and
ensure consistent building integrity
for condominium communities.
FIVE FACTORS THAT IMPACT
CONDO MAINTENANCE
PROJECT COSTS
Five of the many factors that affect
maintenance cost of building envelopes,
plazas, and parking garages include:
Property Location - Buildings in
dense urban environments pose
greater challenges and incur higher
costs for mobilization such as staging
setup versus properties spread out
over large suburban sites.
Building Age - Many old and historic
New England properties such
as brownstones and mill complexes
38 CONDOMEDIA November 2021
Cambridge, MA - An unmaintained brick chimney at the edge of the roof began to lean over.
It was dismantled and rebuilt.
have been converted to condominiums.
Developers often focus on highly visible
elements that appeal to buyers and help
sell properties while investing less in
structural and safety elements such as
brick facades, slate roofi ng, stonework,
etc., that are less apparent or readily
critical to buyers.
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Construction Quality - New and
old buildings can have construction
quality issues, such as ongoing or
seasonal leaks that can lead to costly
repairs if the source is not properly
identifi ed or readily assessed.
Building Type - From a high-rise
condo building in the city, to a
mid-rise apartment building
in the suburbs, to sprawling offi ce
condominiums with multiple parking
garages, each property type is unique.
More cities are beginning to enforce
safety requirements such as the city of
Boston's Ordinance 9-9.12 that requires
the exterior walls and appurtenances of
high-rise structures (buildings greater
than 70 feet high) be inspected and
certifi ed every fi ve years by a registered
engineer or architect who inspects for
unsafe condition, movement, signifi cant
deterioration, and water tightness.
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Climate - Our beloved New
England has endured a 142-degree
temperature extreme in recorded
history. (The highest recorded temp was
107 degrees Fahrenheit in New Bedford/
Chester, MA, on August 2, 1975; the
coldest recorded temp was negative
35 degrees Fahrenheit in Chester, MA,
on January 12, 1981, according to coolweather.net).
Freeze-thaw cycles take a
toll on critical elements of building envelopes,
and road salt inevitably damages
concrete in parking garages.
PROACTIVE PLANNING
LEADS TO COST-EFFECTIVE
PROJECT SUCCESS
When trustees learn of the need for
a major repair or renovation project,
their fi rst response is often to defer it
or to seek low-cost, short-term repair
http://www.weather.net
Condo Media - November 2021

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