Page 17 - New England Condominium November 2021

NEWENGLANDCONDO.COM NEW ENGLAND CONDOMINIUM -NOVEMBER 2021 17 DAL CPA David A. Levy, CPA, P.C. Certified Public Accountants Areas of expertise in Condominiums ■ Cooperatives ■ Timeshares ALL COMMON INTEREST DEVELOPMENTS Call our office for a complimentary review of your financial needs 617-566-3645 or 866-842-0108 20 Freeman Place, Needham, MA 02492 DavidALevy_E4C_NEC_Sept15:Layout 1 10/7/2015 3:54 PM Page 1 SERVICING THE EAST COAST FOR OVER 30 YEARS Member AICPA, CAI-NE www.DALCPAPC.net dlevy@dalcpapc.net 185 Devonshire Street, Suite 401, Boston, MA 02110 Quality Representation at Reasonable Rates. (617) 988-0633 Contact Attorney Frank Flynn: FRANK@FLYNNLAW-NE.COM Flynn_E4C.qxp:Layout 1 12/8/14 2:30 PM Page 1 Who Should Conduct Inspections? “Façade inspections should be com- pleted by a regular licensed architect or moving, and that movement may be a engineer who specializes in the exterior sign of steel corrosion. Water inside the systems of a building,” says Alimonti. “In envelope is creating cracks. Underlying the United States we refer to these sys- tems as the envelope. In Canada, they are ately and made water resistant.” referred to as the enclosure. Profession- als are registered by the state, so it’s im- portant that the professional is licensed er construction will develop problems in the state where the building is located. sooner. Older buildings are generally Some jurisdictions require more certifi- cation. In New York City, for instance, walls, so they have fewer of these prob- inspecting engineers must be registered lems. Newer buildings have veneer brick with the New York City Building Depart- ment, as well as with the State of New develop problems faster. But regardless York.” Katz agrees. “Regular peri- odic exterior i ns p e c t i o ns should be per- formed by qual- ified licensed architects or engineers with relevant experi- ence, to iden- tify deficiencies before they be- come danger- ous,” he says. “In New York City, per the city’s Façade Inspec- tion and Safety Program (FISP), these outward and become unstable. Should inspections need to be carried out ev- ery five years. While that schedule will underlying conditions need to be exam- provide some assurance, it’s advisable to ined and adequately corrected as soon as carry out visual reviews more frequently, possible to prevent material collapse. If particularly if there are any signs of wa- ter infiltration or visible damage to the tions, netting may need to be installed façade.” What Are Inspectors Looking For? “Inspectors look for a variety of dam- age types during an examination,” Katz buildings being evacuated as a result of says. “Balconies, railings, fire escapes, unstable foundations, where work on an and building appurtenances are all adjacent lot undermines the foundation checked for signs of rust and structural of a building next door, causing it to lean stability. With regard to masonry, they and become unstable. But given the re- will identify issues that can lead to fur- ther problems, such as cracks in mortar façade issues would lead to forced build- and stone, scaling (localized flaking or ing evacuation.” peeling), spalling (material loss result- ing from chipping), and delamination (a complete loss of face material). It is im- portant to identify any signs of material they involve water infiltration at some shift as well.” Alimonti notes, “Depending on the moves with gravity, so, if there’s a prob- age of the building and type of materi- als on the façade, inspectors are looking with the façade. It’s unlikely, though, that for different warning signs. For instance, the façade would create a problem for a is the face brick restrained? One warning roof, because water doesn’t move up. As sign is when bricks are bulging or crack- ing and showing signs of unattachment. tant to waterproof during construction This must be remediated right away.” and inspect regularly to monitor water New York City requires that brick ties— the metal pieces that connect exterior brick to the back-up masonry—be in- spected as well. “In older buildings,” she continues, “terra cotta cracking is a sign of trouble. It always means something is conditions should be addressed immedi- Alimonti goes on to say that often “it’s a matter of construction quality. Cheap- built better and have multi-layer brick façades and are less ‘solid,’ so they tend to of age, buildings that are routinely main- tained better also will perform better. Keeping water out is key to preventing façade problems.” Katz provides the following illus- tration: “Water that comes into contact with unprotected steel will form a coating of rust. Rust can expand steel by as much as seven times its original thickness, which has the potential to cause walls to bow any signs of bowing be identified, the a façade is found to have unsafe condi- and a sidewalk bridge erected to prevent injury from falling debris.” Katz goes on to say, “There are cases of view requirements in place, it’s rare that Interconnecting Systems Façade issues don’t often occur in isolation. And more likely than not, level. “Typically,” notes Alimonti, “water lem with the roof, it can create a problem concerns the foundation, it’s very impor- and any potential cracking.” Indeed, whenever a building envelope ground level, and then window washer is compromised, water is almost always staging to inspect the whole building up the culprit. “Virtually all façade problems close. are related to water infiltration,” says Katz, “and insofar as water has the po- tential to negatively impact most build- ing components, all building envelope which is difficult with window washing problems are interrelated. For example, apparatus.” After the tragedy in Surfside, water infiltration at the roof level could Noblin adds that other smaller towns work its way down into the façade, rust around Massachusetts have adopted structural steel and window lintels, and similar inspection measures—usually for thereby cause material displacement and buildings 75 to 125 feet tall. unsafe conditions. By the same token, moisture that enters the façade through that façade inspections are not a sub- open joints could work its way down to stitute for good design and proper con- the foundation and compromise mortar struction. “If a building is designed poor- joints and create conditions conducive to ly,” he says, “or executed in a way that mold growth. In all cases, water infiltra- tion can lead to degradation of insulation envelope, inspections alone will not cor- and compromise the building envelope.” Be Vigilant According to Ralph Noblin, a retired they will continue to resurface—at addi- engineer and former owner of Massachu- setts-based Noblin & Associates, “The state of Massachusetts does not require construction or attempted repair,” Katz periodic façade inspections—but the city continues. “If the cause of damage is of Boston does.” In fact, Boston adopted determined to be previous construction its inspection rules in response to inci- dents in New York and Chicago where recourse to go back to the contractor. In passersby were struck—and in more than other cases the problems arise over time, one case killed—by pieces of masonry and the building’s only recourse might be that had become detached from building a legal remedy, which is both costly and façades and fallen to the sidewalk below. not guaranteed to succeed. For this rea- Boston adopted an ordinance for inspec- tions every five years: a basic visual from “Now, they are using drones,” says Noblin, “which are very effective. You can get two feet away from the 50th floor, Echoing his colleagues, Katz stresses compromises the integrity of the building rect those issues. And if those underly- ing problems are not addressed properly, tional expense each time. “Sometimes, issues arise soon after still under warranty, a building will have FAÇADE... continued from page 1 If a façade is found to have unsafe conditions, netting may need to be installed and a sidewalk bridge erected to prevent injury from falling debris.” —David Katz continued on page 18