Page 21 - New England Condominium March 2019

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NEW ENGLAND CONDOMINIUM
- MARCH 2019
21
make sure we do the repair now.”
Mold
Another problem more common in need maintenance, or occasional replace-
damp climates, but of concern in any com-
munity, is mold. “Carpet on balconies has re-pointing required in brick facades every
been outlawed in many communities be-
cause of this issue,” says Kravit. “Some no
longer even permit tile – which can hold those added later and not built as part of
water in and damage concrete.” AKAM the original building plan – specific atten-
manages a building in Hallandale Beach, tion should be paid during the installation,
Florida, which recently undertook a large and on an ongoing basis to prevent (or at
project to repair concrete work that in-
cluded balconies. They have prohibited any brane. These typical ‘roll-out’ type roofs
type of floor covering on balconies to pre-
vent future damage. Instead, they are using deck typically gets, nor even for regular
a decorative seal coating on all balconies walking. A heel from a shoe can do serious
that will be uniform throughout.
Colder Climes
In terms of correcting weather damage
in colder climates, Gaynor suggests that
instead of just patching cracked concrete,
a sealant should be used to prevent future
water-based damage. “When a building
is constructed,” he says, “balconies should
have a slight slope to them to keep the wa-
ter flowing off them. That keeps the water
away from the joint between the building
and the balcony structure. That’s the spot
that fails. Proper waterproofing is critical.
You can’t give the water a point of entry.”
Terraces are not much different. They
are not flat, but rather have slight grade
variations to aid in water drainage. As well
as any building is managed, problems may
arise simply from age and the lifespan of
building components. Exterior spaces may
have problems related to age and simply
ment. The concept is no different than the
50 or 100 years.
In terms of roof decks – particularly
least minimize) damage the roof mem-
were not intended for the type of use a roof
damage to a roof membrane, which in turn
can lead to water infiltration and the host of
problems that opens up. So the integrity of
the roof must be inspected and maintained
regularly.
Damage and deterioration can occur
if the outdoor living space is not cared
for properly with varying elements. Cau-
tion should be used when using some ice
melt products during the winter months
and deck cleaning agents in the warmer
months. Different products suggest differ-
ent applications. If it is not listed in your
warranty or you are not certain do not use
chemicals at all.
Responsibility for the upkeep of exterior
spaces may also depend on your govern-
ing documents. Are these spaces under
the purview of the unit owner, the associa-
tial in Chicago. “This greatly improves the
curb appeal of the building, and brings back
the original elegance of some of the older, clas-
sic designs. Many of those have ornate facades,
so cleaning and restoration can be a delicate
process. However, as newer chemicals have
developed, the extreme pressure and force
of power washing can be reduced, and orna-
mental buildings can be cleaned up and regain
their original grandeur.”
Doing the Minimum
While many associations have an elabo-
rate series of calendars spread across many
an Excel sheet to govern year-round exterior
maintenance routines, some manage to get by
on reliable tactics, favorable weather, and good
vibes.
“We’re pretty fortunate, as [exterior main-
tenance] is not really a major issue for us,” says
Tom Taylor of Taylor Management Company
in Whippany, New Jersey. “Besides the occa-
sional power washing, there’s really not much
that we need to do.”
Some associations have all the luck – but
if yours is one that needs a little extra atten-
tion, don’t fall into the trap of thinking that all
surfaces are superficial. A clean, tidy facade is
an indicator of overall good maintenance and
management.
n
Mike Odenthal is a staff writer/reporter with
New England Condominium.
EXTERIOR...
continued from page 14
tion or corporation, or both? They may be
a limited common element, in which case
both the unit owner and association are
involved. The association though, would
need permission to enter, inspect and re-
pair. Check with your governing docu-
ments to determine where your unit – in-
cluding its exterior spaces – stands on this
very important matter.
“In Massachusetts,” Levy explains, “exte-
rior spaces are what are known as limited
common elements. They may belong to the
association, but they’re for the exclusive use
of the specific resident.” Maintenance of
these elements can fall into a gray area, and
isn’t uniform from association to associa-
tion – though sometimes there are similari-
ties. “We have four complexes in the same
town, built by the same developer, on the
same street,” says Levy. “Their condo docu-
ments are exactly the same.” On a matter
relating to limited common elements the
four associations voted differently, two for
association maintenance of the element,
and two against. Decisions on these mat-
ters are made by individual associations
and are often based on the cost to residents.
Catastrophic failures are rare. All told,
having outdoor spaces like balconies, ter-
races, roof decks and patios is a privilege
and a pleasure – as long as those spaces are
used properly and maintained with the ut-
most respect and attention.
n
A J Sidransky is a staff writer/reporter for
New England Condominium, and a published
novelist.