New England Condominium November 2019

November 2019 NEWENGLANDCONDO.COM Anytime you have hundreds, or even thousands of people living in close quar- ters – in a multifamily co-op or condo building, say – certain challenges will inevitably arise. One of the bigger ones is how to maintain the flow of fresh, hy- gienic air into the building, and provide for the out-venting of stale air, fumes, and odors. Poor air quality is at best a nuisance, and at worst a bona fide health hazard – so it’s crucial for boards and managers to stay on top of regular maintenance, take complaints about odors, fumes, and stale air seriously, and do what’s necessary to address them when they come wafting up. Pinpoint the Cause Pet odors, cooking smells, and sec- ondhand smoke top the list of odor-re- lated complaints in multifamily build- ings and associations nationwide, but it’s not just about olfactory offenses – al- lergens and pathogens can also build up in vents and ducts, and in the worst case scenario, contribute to some very real health problems for people living in an affected building. In its most extreme forms, poor in- door air quality can lead to what is known as “sick building syndrome.” While most often associated with com- mercial buildings, it can be a concern for residential dwellings too. The Environ- mental Protection Agency (EPA) defines sick building syndrome as ‘situations in which building occupants experience acute health and comfort effects that ap- pear to be linked to time spent in a build- ing, but no specific illness or cause can be identified.’ The problems may be felt continued on page 8 No matter how well-constructed and carefully maintained, no mechanical system lasts forever – and that goes for elevator cabs and equipment just as much as it applies to roofs or boilers. At some point, your building’s vertical transportation comes to the end of its useful life, and the inconvenience of refurbishment and replacement becomes a reality for residents. If you live on a lower floor – say the first, second, or even the third story – the inconvenience may not be too severe. If you live in a build- ing with multiple elevators, it’s unlikely that more than one will be taken out of service for upgrading at a time. But if you live in a building with a single elevator and reside above the first few floors, or if you have trouble climbing stairs at all, let alone carrying packages up or down, an elevator upgrade can become a real nightmare. “Single elevator buildings are a challenge,” says Joe Caracoppa, an elevator consul- tant with Sierra Consulting Group, a New York City-based elevator consulting firm. “The question is how do you get the people up and down for six to eight weeks while the work is being done and completed? \[The answer\] is usually walking up and down. When the elevator is out, it’s out. It can’t be used temporarily.” On the other hand, Caracoppa continues, “Multi-elevator buildings are easy. You always have another car, a freight car or the other passenger elevator. But if it’s just a single elevator, well, no one can use the elevator during the process, and it must be tested by the city before it Some lucky apartment owners can come home from work on a cold winter’s night and warm their feet by a roaring fire while drinking a hot toddy. A working fireplace is a coveted amenity for many, adding a dash of vintage charm to prewar apartments, or a touch of luxury in sleek newer buildings. But hot toddies aside, maintaining a fireplace in your apartment is no small task. From regular cleaning to proper venting, taking care of a working fireplace is a serious responsibility – and crucial for the safety of both people and property. Maintaining a Relic While fireplaces may be considered a nice touch today, at one time they were necessary components in every home, warming the house and providing a place to cook. But that was a century-and-a- half ago. Today, wood-burners are most commonly found in converted town- houses built in the second half of the 19th century and in upper-floor and penthouse apartments in prewar luxury buildings, while newer construction generally fea- tures gas-powered or electric hearths. They are also very common in townhous- es, reports David Levy of Sterling Man- agement Services located in Holliston, Massachusetts. Some units may even fea- ture multiple fireplaces. John White is the sales manager of Boston-based Billy Sweet Chimney Sweeps, which serves Boston, the North Shore, and Portland. “Maintenance re- quirements for a fireplace in an apart- ment building are no different than for a single-family home,” he says. “Solid fuel fireplaces should be swept and inspected once a year. That recommendation is made by the Chimneysweep Safety Insti- tute of America (CSIA). They are the most accepted certification in the industry.” “If you use it, it needs to be swept,” White stresses. “Additionally, throughout the entire year, thanks to heat and snow, freezing and thaw, a chimney’s masonry can become damaged, and can deterio- rate over time. Annual inspections are not can be put back into operation.” Planning for the Inevitable Jacqueline Duggin is a building manager with Gumley-Haft, a Manhattan-based residential property management firm. She manages a seven-story, single-elevator building on Manhattan’s East Side that recently underwent a total refurbishment. The property was built at the turn of the twentieth century, and so Elevator Refurbishment Managing a Major Service Disruption BY A J SIDRANSKY Maintaining Air Quality Managing the Indoor Environment BY COOPER SMITH Fireplace Safety and Maintenance A Valuable Amenity Shouldn’t Be a Liability BY A J SIDRANSKY 205 Lexington Avenue, NY, NY 10016 • CHANGE SERVICE REQUESTED continued on page 6 continued on page 10 THE CONDO, HOA & CO-OP RESOURCE CONDOMINIUM NEW ENGLAND