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14 NEW ENGLAND CONDOMINIUM -MAY 2022 NEWENGLANDCONDO.COM with landscaping vendors, or to consider an improvement project on your grounds, then you will be way behind the eight ball,” he says. “You may sacrifice both value and quality of work. For a big planting project, for example, you want to be starting a year in advance, as you may want to get materi- als in the ground, depending on the nature of the work. A landscaping project under- taken in the fall can literally bear fruit, or at least the desired effect of your planning, when the spring arrives.” Safety & Structure First and foremost, a building and its surrounding property should be visually inspected for anything that could affect safety or structural integrity. Bressler sug- gests choosing a starting point—either the roof or the cellar—and working through to the other end thoroughly and methodically. “Check pipes, fittings, structure, seals, and so forth for any damage, leaks, cracks, et ce- tera, and notify any vendors you may need with your repair lists,” he says. “While you are conducting your inspections and soft starts”—the preliminary tests of equipment that has been dormant over the winter, like air conditioners or pool pumps—“make spot repairs as you go along. If existing staff cannot handle it, contact your vendors now, before they get very busy and you will have to wait. Prioritize your projects and set them on a timeline. This will allow you to go back to one central location to check them off as completed.” Betoff says that the often-harsh New Jersey winters are especially rough on sidewalks and pavement, so managers and supers should pay particular attention to these surfaces as they conduct their walk- throughs. “Look for cracking and problems with sidewalks, parking-lot alligatoring \\\[a condition where a series of cracks appear in one area of pavement that often intersect and crisscross in a scaly pattern\\\], potholes, and damaged curbs from snow removal plows,” he says. “Now is the time to fix those. Also look for cracks on the building exterior—rain or melting snow can settle into the cracks and then, at night when it freezes, it expands.” He goes on to say that mortar, caulking, and sealants should all be inspected for cracks. Speaking of harsh winters, Chicago’s residential buildings get a substantial amount of damage from snow and ice dur- ing the gnarly cold months—but roofs are particularly vulnerable, says Butler. He explains that snow on a roof will start to melt from the heat of the building, but then freeze again as it moves outward, causing ice ridges to form at the roof’s edge. Known as “ice damming,” this condition causes the melting snow to pool and prevents it from draining, leading to leaks and other prob- lems when the weather starts to warm. The experts agree that roofs are an ex- ample of an area where specialists should be engaged for inspections and repairs. The distance from the ground is only one consideration. Using an under-qualified worker for such a task isn’t just dangerous for the worker; it can void warranties, leave problems overlooked (leading to more cost- ly repairs), and even raise issues of liability. Since “winter ice damming can be espe- cially damaging to roofs,” warns Butler, “an association should engage a roofing expert to conduct regular inspections to better identify necessary repairs to avoid further water infiltration when the spring arrives in force.” Beautification Whatever kind of weather Old Man Winter has brought to a particular location, by March or April, there is some clean-up to be done. Wind, precipitation, freeze-thaw cycles, and products used to mitigate these elements like salt, sand, and burlap have left a mess—and that mess has been dragged through lobbies, elevators, hallways, and other common spaces of residential build- ings for the last few months. Downed branches, leaves, and other debris need to be removed from flower beds, awnings, tree pits, and roofs. Sidewalks and asphalt have taken a beating, while pool decks and play- grounds have gathered dust. To welcome the change of season—as well as residents returning from winter abodes or prospective purchasers using the fair weather to conduct their home search—it is a good time to do some “de- tailing”; washing windows, pruning bushes and trees, cleaning light fixtures and globes, repainting, and freshening lobby plants and art will go a long way toward letting the light of spring into a building. While some of this clean-up can be han- dled by a property’s maintenance staff—or even a group of homeowners or sharehold- ers such as a grounds committee—others require specific expertise or credentials. No matter what is on the checklist or who is performing the job, the best advice is to follow the Scout motto: Be Prepared. “Spring is usually busy for people mov- ing in and out of properties,” Butler notes, “so association staff should prepare heavily SPRING... continued from page 1 trafficked service areas by installing fresh residents about changing batteries in fire corner guards and ensuring that elevator and smoke alarms. pads are in good condition to better protect the cabs. These steps can save thousands of third-party accountants conduct annual fi- dollars in repairs after the moving season is nancial audits and tax returns. Schedule a over.” He also adds that “the rain that comes meeting to report on the co-op’s or condo’s with spring can often result in wet lobbies financial position. with slippery conditions,” so “in-house staff should replace worn lobby floor mats, in- spect seals around common area windows the previous year, whether in physical or and doors, and confirm that building drain- age systems are free of debris or blockages.” Betoff adds vents and ducts to the clean- ing list—another task that should be left to the professionals—and includes signs and to residents the building’s or community’s stanchions as elements that should be in- spected for wear and function and repaired other type of emergency. Check any up- or replaced if necessary. “Everybody has a dates to municipal preparedness guidelines; choice where they are going to live,” says ensure insurance and broker information Betoff. “People buy when they like what is up to date; and register staff and board they see.” He also mentions maintenance on pools and the pool equipment, as well as the Send a newsletter or notice to unit owners/ furniture and planters that may surround shareholders reminding them to declutter them. “Examine the pool furniture, because balconies and terraces, clean up pet waste now is a perfect time to repair it and get re- placements if you need them,” says Betoff. air conditioning units installed properly, “If you order any parts you need now, they and any other limited-common-element will be here in time for the opening of the upkeep that is their responsibility. pool.” Dalley agrees, adding tennis courts to the checklist: “If you’re going to do some- thing like resurfacing a tennis court, your window of opportunity is certainly limited, as that is a weather-sensitive project. You want to schedule that repair as soon as you can, as people are going to want to play as soon as the weather turns. If you can do it late in the fall, so much the better—but if you have to do it in the spring, you want to make sure that you’re on the vendor’s cal- endar so they can do it right away and you maximize the value to your homeowners.” Bressler adds to the tally. “If your build- ing has awnings,” he notes, “check to make sure they made it through the season. Check all your fittings and standpipes. Now is also a good time to start pressure wash- ing and painting areas that need touching up.” This includes lobbies, corridors, trash rooms, and amenity spaces. “Salt, slush, ice, and dirt have been pounded into your floors for the last two or three months. Schedule them for a deep cleaning. Inspect your floor mats and replace any that have outlived their usefulness. Strip and wax, shampoo—do what you have to do—but get those floors cleaned,” he urges. Behind the Scenes Spring is also a time for other types of “housekeeping” that are not necessarily part of an association’s or corporation’s physical plant, but should be included on that an- nual checklist, say the pros. These include: • Inventory—Make sure you have an ample supply of inventory and make note of what has been depleted over the winter months so you can reorder. • Fire safety—Have all fire safety equip- ment cleaned and serviced; send notices to • Audit—These are the months that shareholder or unit-owner informational • Archive—Gather all of your financial statements, deposit slips, and paid bills for electronic form, and file them accordingly. This will make the aforementioned audit process smoother and quicker, too. • Disaster preparedness—Communicate plans in the event of a natural disaster or members as responders if appropriate. • Homeowner/shareholder reminders— that wasn’t picked up over the winter, have n Darcey Gerstein is Associate Editor and a Staff Writer for New England Condominium. “If you’re going to do something like resurfacing a tennis court, your window of opportunity is certainly limited, as that is a weather- sensitive project.” — Scott Dalley already required by the co-op’s or condo- minium’s documents,” he says. “However, in the event this cannot solve the problem, it is difficult for the board and managing agents to resolve these disputes without having a third party corroborate the noise complaint. To do this, we have had success having our clients retain a sound engineer to come into the apartment and record the noise and see if it rises to the level that is prohibited by New York City noise code laws.” Daniel Wollman, CEO of Gumley Haft, which manages approximately 75 New York City co-ops and condos, notes in all instances of conflict, the first step should be to investigate the source of the problem. Make sure everything complies with the rules. For serious noise complaints, Gum- ley Haft has brought in sound engineers to measure the decibel level of the noise, such as a loud air conditioner; if necessary, the unit must be replaced or modified to re- duce the offending noise. “The best thing you can do is try to talk to the person who is having the problem and then talk to the neighbors and try to come up with a practical solution for trying to resolve things,” Wollman says. “These should be delicate discussions and try to mediate a solution that will work.” The third major point of contention is leaks. The damage and disruption that they can cause a homeowner or shareholder can NOISE, ODORS... continued from page 1