Page 10 - New England Condominium September 2021

10 NEW ENGLAND CONDOMINIUM -SEPTEMBER 2021 NEWENGLANDCONDO.COM tural firm based in New York. “For commu- nities along our coasts in Long Island, Flori- da, and New England, for instance, rising sea level is the biggest issue. Combine that with bigger storms up and down the East Coast, and you must ask the question of how we will fortify the properties against the combina- tion of these two factors.” “Hotter is hotter, and colder is colder,” says Howard Zimmerman, owner and founder of Howard Zimmerman Architects & Engineers, a consultancy based in New York. These new extremes in temperature, he explains, add stress to our building systems, reducing their useful life and requiring more maintenance and earlier replacement. Another concern, explains Peter Varsa- lona, vice president and principal of RAND Engineering, is that with worsening extremes of hot and cold, more energy is necessary to maintain interior temperatures through existing HVAC systems, exacerbating the original problem of human-made carbon emissions by necessitating more energy use to achieve the same results as before. So not only does climate change cause more ex- treme conditions, but the extreme conditions it causes require still more energy to mediate, which in turn worsens the problem...you see where this is going. How Much Worse? The reality is that the situation is likely to get worse before it gets better. Years of inac- tion and politicization of the issue have given the upper hand to human industry’s impact on the planet. The United Nations Intergov- ernmental Panel on Climate Change (IPCC) released its most recent report on the issue on August 9, 2021. Its sobering findings in- clude that, averaged over the next 20 years, global temperature is expected to reach or exceed 1.5°C of warming—a rubicon of sorts that climate scientists say will result in in- creasing heat waves, longer warm seasons, and shorter cold seasons. “Unless there are immediate, rapid, and large-scale reduc- tions in greenhouse gas emissions, limiting warming to close to 1.5°C or even 2°C will be beyond reach,” says the press release on the report’s publication. The changing climate is already fueling di- sastrous weather around the world. Glaciers are melting faster, dumping huge amounts of water into the oceans and impacting weather patterns. Hurricanes are getting more fre- quent and ferocious; unprecedented, torren- tial rains have unleashed floods in China and Europe, as we saw with the tragic, deadly sit- uation in Germany this past summer. Heat- waves and wildfires are scorching Siberia and the Arctic, and laying waste to swathes of the Western U.S. With regards to rising sea level, Varsalona notes that by 2050 or so, flooding is going to be a major issue in low-lying areas. “The short answer is yes,” he says, but he and the other professionals interviewed for this ar- ticle are quick to say that predictions—even ily building operations have been hidden in effect on all mechanical systems, long term. those based on current data—are tricky basements—the least desirable and valuable We might not see the effect in the short term, when it comes to something as complex and portions of our buildings. These building but we will see it in the deterioration of roofs, variable as climate. “No one predicts these things,” says Keat- ing. “You don’t know what you don’t know. are building, there must be a wet and dry from a roof before. Now we will get 20 or 25 In many cases we react to what’s out there approach,” explains Keating. “The first resi- historically, but that’s a reaction to some- thing that’s already happened. We are now tionally, walls must have ‘give’ on first floor it’s critical to put appropriate capital reserve talking about things that haven’t happened walls to allow water through. This maintains plans in place. before—and there’s no political will to react structural integrity of the building. The walls to future problems. We tend to only react to will give way to the pressure of waves with- what we’ve seen.” Though based on the UN out causing structural problems.” IPCC’s projections, it’s becoming obvious that even if we haven’t yet seen what’s com- ing, it isn’t pretty. Zimmerman observes that an intrinsic you have a full ring around you, dikes don’t from paint, to compound, to insulation and problem in dealing with the impending ef- fects of climate change in our communities is ing properties and builders of new ones must eco-friendly green standard. Green building the very structure by which our communities place critical building systems above the po- govern themselves. “The problem is that with tential water line. In many cases, that now on the rise. These materials produce little to most condo and co-op communities, the means the second floor rather than in a base- boards are composed of volunteers,” he says, ment, because the second floor has less resi- “and in some cas- es, those serving on boards have term limits. Plan- ning of this kind is looking down the road 10 to 15 years or more. No board wants to assess their neighbors for monies they need 15 years ments. Over time, with higher water levels, may refuse to insure some projects or build- from now. The process is too short-sighted etc., it makes sense to move infrastructure to ings. The more storms, wildfires, etc., we right now.” This problem is particularly acute in cost-effective solution. In beachfront prop- Florida, where the effects of climate change erties on Long Island, we notice more and surers feel it’s not worth the risk. There will are most pronounced at present—and where more that utility boxes are built on platforms be fewer and fewer companies offering pro- Florida’s condominium statute permits as- sociations to bypass mandatory reserve grade because of storm surges. We learned funding requirements for building systems. this from Sandy.” Frankly, it can be very hard to convince as- sociation members, many of whom may be environmental impact of residential build- elderly and on fixed incomes, that they need ings. In New York City, the enactment of Lo- to set aside monies for potential disaster situ- ations that might occur beyond their typical vidual carbon footprints, phases in over the of a certain percentage of value of property human lifespan. Countermeasures What can we realistically do to counter condominium properties—to control energy hire architects and engineers to explore their the troubling trends that are clearly coming? use. “Rising temperatures are ironically in- The answers fall into three broad categories: creasing energy use,” says Varsalona. “More Surfside condo building collapse in Florida, floodplain management, energy efficiency, electricity is needed if you have steam-gen- and appropriate capital improvement plan- ning. Perhaps most immediate for many com- munities—especially those built along the We must come up with ways to update old $100 in the reserve account.” waterfront, though not limited to them—is systems and make them more efficient. We protecting vital infrastructure from flood- ing. As New Yorkers learned from Hurri- cane Sandy, areas not found on the 100-year not be penalized by the new law.” Retreating concept to be debated based on what side of flood map were, and are, subject to inunda- tion. Floods come from all kinds of water- ways—not just oceans. Rivers, streams, and if not easy. even poorly constructed roadways in need of upgrading can potentially create flood con- ditions (especially if they’re built on top of say it’s critical to put capital improvement vention is worth way more than a pound of former canals, creeks, or other tributaries). Traditionally, vital infrastructure systems that circumstances have changed. “Saltwater such as HVAC equipment, electrical rooms, rots out power lines,” he says. “Driving rain, and other systems critical to multifam- areas are also the first and most likely to be- come flooded. “Along the shore where you much sooner. We might have gotten 30 years dential floor must be a second floor. Addi- Newer standards also recommend “get- ting your critical infrastructure high above “In today’s construction, we are very mind- the floodplain,” Keating continues. “Unless ful of climate change,” he says. “Everything work.” This means that both owners of exist- dential value than Many projects are now one hundred percent higher floors, and green. Architects are really stepping it up as less commercial val- ue than the ground, hering to new building requirements. They or first, floor. Z imm er m a n concurs, adding, “There is a trend to says Keating. “Don’t wait. Insurance is get- move utilities up- stairs, out of base- higher ground or levels. In the end it’s a more have, the more insurance premiums will go free of the building and five to six feet above tection.” Another major concern is reducing the physical plant. “There should be some kind cal Law 97, requiring the reduction of indi- next decade. It brings strict requirements for for instance, so that money is available for all building owners—including co-op and major capital expenditures. Boards should erated systems, for instance. Sadly, the im- pact is that you use more energy to combat with a report that says the property needs the changes, which perpetuates the cycle. millions of dollars of work and they have must start planning and retooling now, not “If you don’t start now, you will be caught only to achieve our climate goals, but to also late.” Climate change is no longer an abstract from fossil fuels to more sustainable, renew- able sources like solar energy is optimal here, real, and according to both the science and In terms of maintaining and preparing our ing in the field, it’s time to start acting, rather buildings for worsening conditions, the pros than reacting. At this point, an ounce of pre- plans in effect now. Zimmerman stresses cure. Start mitigating now. hotter heat, and colder cold has a corrosive facades, and infrastructure happening that years. It’s a harsher environment—and that’s the real effect on the built environment”—so Practical Applications Edwin Suarez, president of New York- based Jomavi Contracting, observes that changes in approach are already underway. other materials have changed to fulfill an materials with low/no embodied carbon are no carbon or other greenhouse gases, and are overall environmentally more beneficial. well, in both how they plan a job and in ad- are taking climate change seriously.” Another concern is risk management. “The timeframe to make your plans is now,” ting more and more complicated. Insurance companies always look to avoid risk, so they up—and \[may\] reach a threshold where in- Co-op and condominium boards must also consider the future well-being of their of best business practice, like guidelines for what kind of reserves must be maintained,” says Zimmerman. “Required capital funds vulnerabilities—and as we learned from the reserve funds will become more and more critical. No board president wants to be faced “You’ve got to do it now,” says Varsalona. the political divide you place yourself on. It’s the practical advice of professionals work- n A J Sidransky is a staff writer/reporter for New England Condominium, and the author of several published novels. “The timeframe to make your plans is now.” —Kevin Keating CLIMATE CHANGE... continued from page 1