Condo Media - November 2021 - 40

COST-EFFECTIVE BUILDING REPAIR AND RESTORATION
TYPICAL CHALLENGES
A few examples of typical challenges I've noticed in my
25 plus years of working with condo associations include:
Lowell, MA - Architectural concrete damaged from reinforcing steel
that rusted and spalled off the face of the concrete around an ornate
stained glass window in a church-to-condominium conversion.
BEST PRACTICES FOR ASSOCIATIONS
AND SUPPORT PROFESSIONALS
Associations and property managers should ensure
that any building consultant or engineer they engage
with completes a thorough physical inspection of the
property as part of the survey and spends a reasonable
amount of time on-site. A quick walk-through of one
or two hours cannot adequately identify all issues.
A detailed inspection may include performing test
cuts on certain building elements to determine how
they were built and identifying potential building
defects that could lead to future issues.
It's also important to build an actionable scope and
budget based on actual property details that can inform
the specifi c plan for maintaining a certain building
type in a certain location. Too often, associations rely
on generic reserve studies created from boilerplate
square foot cost estimates that do not take into account
associated costs that affect the true cost of completing a
repair project. Generic planning tools that lack specifi c
details lead to frustration for trustees who thought they
were being proactive only to discover that their repair
projects will cost several times what they budgeted, so
they must scramble to secure additional funds through
special assessments and outside fi nancing.
In summary, a best practice for condominium
trustees and managers is to engage and closely communicate
with expects who specialize in supporting the
unique needs of condominium boards and owners.
These professionals will help ensure overall continuity
and consistency and provide a comprehensive plan
to effi ciently and cost-effectively address all areas and
items that inevitably require repair or replacement.
■ PAUL CAPOBIANCO IS PRESIDENT OF
ALPHA WEATHERPROOFING CORP.
LACK OF CONTINUITY...
... in knowledge transfer can happen when a group of
trustees starts a project or develops a plan for the property,
but when voted out, the new board does not understand the
previous board's plan or decides that priorities should be
focused elsewhere.
...in heeding professional guidance can happen when the
consultant that a board or property manager hires completes
a thorough assessment of the facility and develops a detailed
repair budget, but the trustees experience " sticker shock "
and ignore the report. Another variation is when trustees
think an engineer's assessment is too conservative or does
not truly refl ect the building's issues, so they hire a different
consultant seeking a more optimistic and less expensive plan.
...and consistency of leadership and dedicated property
management can happen when a property management
company is replaced for a multitude of different reasons and
none of the previous management company's information
carries over, so the new property manager must begin from
scratch learning about the property and ongoing issues.
OWNER PUSHBACK PREVENTING PROJECT PROGRESS...
...can happen when the board or property manager work
with a consultant and/or repair and restoration contractor to
develop a repair plan for the property and start to implement
it, but a group of residents push back about cost and request
additional opinions to gauge necessity and cost of work.
MISCOMMUNICATION AND MISUNDERSTANDING...
...can happen when one party assumes the other has taken
action. Trustees or management fi rms may assume that each
other has addressed projects or needs - so key issues may
remain unresolved.
...can happen regarding the inconsistent existence of water
leaks. Many residents experience leaks only seasonally or in
weather events such as heavy rain, wind-driven rain, nor'easters,
etc. Without regular documentation and follow-up, property
managers may incorrectly believe the issues are resolved.
...can happen when community residents have confl icting
priorities. For example, long-term residents who plan to
stay for several years often favor investment in cost-effective
long-term results, while recent or new residents who purchased
units with the intention to sell in the short-term
(two-three years) often favor short-term, low-cost solutions.
40 CONDOMEDIA November 2021
FacingAssociations
Condo Media - November 2021

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