New England Condominium November 2021

Façade Inspections A Critical Component of Your Maintenance Plan BY A. J. SIDRANSKY Trends in Multifamily Building Technolog y Building Systems Better BY A. J. SIDRANSKY November 2021 NEWENGLANDCONDO.COM 205 Lexington Avenue, NY, NY 10016 • CHANGE SERVICE REQUESTED THE CONDO, HOA & CO-OP RESOURCE CONDOMINIUM NEW ENGLAND The forward march of innovation is constantly changing the face of nearly every industry—including residential real estate. To keep co-ops, condominiums, and other multifamily communities functioning optimally, we need to keep abreast of the latest advancements in building systems. Here are a few of the latest trends. Life Support System Advancements in communication technology have led to more efficient and more accessible ways to keep tabs on what’s going on in our buildings at any given moment. One of the most notable in the last few years is building management systems, or BMS. BMS software and hardware networks enable managers and building staff to moni- tor everything from air quality to security systems, alerting them of irregularities, re- porting in real time, and giving them valuable data on things like energy efficiency, building access, and more. It’s almost as if the property is an organism, with the BMS monitoring its vital signs continuously. “We use them extensively at many of the properties we manage,” says Dan Woll- man, CEO of Gumley Haft, a major management firm based in New York City. “It’s a network of micro-computers that are placed on different equipment and in different locations to check temperature, water flow, air flow, among other things. In buildings with more complicated infrastructure, when you have this data, you can modify and optimize all these factors; when they should run and shouldn’t, etc. You are able to ad- just everything through an app on your phone or computer. At some point you might have to physically visit the components, but a system like this can cut off a disaster.” Matt Resnick, an executive with AKAM Management, with offices in both New York and Florida, adds that “there are many ways in which properties can focus on improving existing mechanical equipment by taking advantage of software and tech advances. For example, installing a BMS for the cooling/heating plants. In general, we Rebuilding Community Social Programming in Challenging Times BY A. J. SIDRANSKY Among the most unfortunate effects of the COVID-19 pandemic is the chill it cast—and is still casting—over social activities nearly everywhere, including in multifamily communities. So little was known early on about how the virus was spread that group social activities— the backbone of many co-op and condo communities, especially those designed for residents over 55—were put on in- definite hold. No more holiday parties, book clubs, or fitness centers. No more planned outings or tennis lessons. Heck, even committee and board meetings were cancelled. Now that the pandemic appears to be receding (we hope), and we are learning to live with endemic COVID, how do we bring our communities back together? Many still live in a state of low-level fear and anxiety; others want their former lives back. What are residential commu- nities doing to solve this paradox and al- low residents to socialize safely? The Psychological Experience Residents of multifamily buildings, particularly large ones, make their de- cision to live there as a lifestyle choice. Chances are that some portion of their social life revolves around the commu- nity, whether it be interaction in a gym or pool, membership in a book or movie club offered through the building, or the occasional summertime roof deck happy hour. They also seek the convenience of a staff to assist with the exigencies of daily life. This concept is particularly true for co-op and condominium communities. Members of these communities literally buy into a specific social setting. The advent of the COVID-19 pandem- In light of the tragic condo building collapse in Surfside, Florida, earlier this year, condo and co-op boards, as well as rental building landlords, are taking a hard look at their building system in- spection policies. While all mandatory inspections exist for a reason and should be taken very seriously, among the most critical is façade inspection. How often should a façade be inspected? Should that inspection be done by a hired pro- fessional? A local government official? By a private agency? By one of each? If something troubling is found, what re- mediation should be required and how quickly? Causes & Effects David Katz, an architect and project manager with Katz Architecture based in New York, says, “Most damage oc- curs incrementally over time. If spotted early, the conditions can be corrected, and the damage addressed. If not, the results could be catastrophic. Some- thing as small as a hairline mortar crack will invite moisture. And because water expands when it freezes, the crack will grow larger during freeze/thaw cycles. Left unchecked, that crack may lead to steel corrosion, structural compromise, and, in a worst-case scenario, masonry elements separating and falling to the street.” Giulia Alimonti, an architect with CTL Group, also based in New York, concurs. “It’s important to monitor the condition of your façade to prevent deterioration. We also must be able to prepare for capital projects before they become critical, and to arrange their fi- nancing without complications resulting from neglect.” “In our experience,” adds Katz, “the worst damage and deterioration has been the result of deferred maintenance—ei- ther due to a lack of knowledge regard- ing city compliance requirements, or to financial hardship. We always advise our clients that the longer issues are ignored, the costlier repairs will be.” continued on page 17 continued on page 9 are seeing a trend of buildings integrating a BMS where they can track and control equipment more efficiently and remotely. “When we are changing out major mechanical, electrical, and plumbing (MEP) components, obviously we’re looking at greener alternatives, as well as more energy efficient equip- ment,” adds Resnick. “However, retrofitting old equipment with energy saving add-ons like variable-frequency drives (VFDs) is continued on page 8