Page 12 - CooperatorNews NY November 2021

12 COOPERATORNEWS — NOVEMBER 2021 COOPERATORNEWS.COM accessible than before. A VFD is essen- tially a mechanical device that controls is if there is enough power in building for individual units in private apartments.” the way the piece of equipment attached the stations, and then who is paying for to it operates, allowing it to be run on the power. Making these charges a com- demand rather than continuously, which mon expense is unpopular. It’s more eq- reduces consumption and operating costs. uitable to go with a pay-per-use arrange- New equipment already comes with this ment. Charges can be segregated with the manager or super. These systems can feature, but VFDs can also be installed on chargebacks to specific users. Another op- existing equipment to improve efficiency.” Greener Pastures, Greener Buildings Global warming and its effects are a problem is with parking spaces. How do water infiltration. major concern for the real estate industry you provide deeded spaces, one unit one today, and will remain so into the fore- seeable future. Many localities have en- acted or are phasing in new regulations manage it? Do people share them? If you ing has a semi-private garage with some and requirements to reduce greenhouse gases and carbon footprints. This trend will change the way we heat and cool our homes. “One of the main emergent trends is electrification,” says Resnick, “and there is a big push for it. This rings true for both New York and Florida markets. In Florida, most properties are already pri- marily electric. As the grid gets greener and greener, electricity is the cleanest fuel source compared to natural gas, oil, and even steam. This push results in electric technologies being developed and imple- mented—heat pumps, water heaters, and other electric equipment help us move away from other fuel sources.” Resnick goes on to say that “a major contributor to emissions is heating and cooling. Based on the work we’ve done with our clients and boards, we’re seeing have a garage, it’s easier to manage this ety of incentive programs to promote en- a major increase in demand for replacing because you have the infrastructure—but ergy efficiency via Florida Power & Light, gas-fired chillers and heating equipment the pressing question above all is whether which are updated frequently. There are with something modular like electric there is enough power, and what it takes also opportunities like the property as- chillers, or even separate gas-fired boil- ers, which all reduce energy consumption compared to traditional gas-fired chillers. hicles and, in turn, the demand for more ing to fund energy efficiency projects for Advantages of this include ease of instal- lation—these are small units that are very noting. As more people purchase electric novative mechanism for financing energy easy to install, versus having one huge vehicles, there is a bigger push for build- piece of equipment that is difficult to get ings to provide the infrastructure to sup- in and out of your property.” Ray Locicero, an engineer with Rand incentives that encourage the installation and Florida. PACE programs are typically Engineering, based in New York, adds, of the ports and make it attainable and af- “The technology for heat pump systems fordable for buildings.” isn’t new, but more are being installed. New accessories, like WiFi-enabled con- trol, are very popular. A lot of units have be smart to start thinking now—if it hasn’t the ability to utilize this technology. It con- nects to your WiFi and you set a schedule building or association is to meet growing platinum-rated high-rise with an EV for its use,” which is both a money saver demand for electric vehicle support infra- and a control on your building’s carbon structure on-site. footprint at the most personal level. Another up-and-coming technology trend nationwide, if not worldwide, is the tems today is in response to the looming abreast of what’s new—and what’s becom- transition away from internal combustion long-term effects of climate change, some ing obsolete—can help your board-man- engine vehicles to electric. Electric vehi- cles are cleaner and quieter, but they do to unexpected events, like the COVID-19 ments can help your own community run require easy accessibility to electric charg- ing stations. “There’s a big demand,” says Scott Wolf, CEO of BRIGS, a real estate such products as air filters. “Companies management firm based in Boston. “It’s are offering more products relative to CO- the way of the future—so how do you pro- vide this? We are looking at how to retrofit now ramping up, new and innovative. An our properties with electric charging sys- tems while keeping the costs fair to all for be used in older A/C systems. The newest the residents. The first thing we consider version is MERV 16 for central A/C and tion is a swipe-and-go card system where thereby preventing more severe—and the user gets charged directly. Another costly—damage from hidden or excessive spot, if say you only have ten charging sta- tions but many more units? How do you that can benefit a building. If your build- to bring it in \\\[if not\\\].” Resnick agrees. “The rise of electric ve- charging stations in buildings is worth your property. The PACE model is an in- port those residents, and there are many ist in several states, including New York According to the pros, a forward- thinking board-management team would and residential properties. already—about how well-positioned its systems-integrated, carbon neutral, LEED Practical & Unexpected While most innovation in building sys- new technologies are more closely linked agement team determine what advance- pandemic. To illustrate, Wollman points toward VID,” he says. “Air purification systems are example is the MERV 13 filter, which can Another recent innovation mentioned by Wollman is a series of leak detection systems that use sensors to detect mois- ture, and then send an immediate alert to be very helpful in catching leaks early, Where to Get Some Help New York State has extensive subsidies parking spaces available to the public, you can get electric charging stations installed for very little out-of-pocket cost. Through the Charge Ready NY program run by the New York State Energy Research and Development Authority (NYSERDA), private garages attached to buildings can get about 50% of the installation costs covered via rebate. ConEdison also has a subsidy program that developers, equip- ment owners, site hosts, customers, and approved contractors can all apply for. Low Carbon Capital Planning Sup- port offers cost-share incentives through NYSERDA’s Flexible Technical Assistance (FlexTech) program to help pay for an en- ergy study of your multifamily portfolio or buildings within your portfolio, which must focus on electrification. The state of Florida also offers a vari- sessed clean energy (PACE) program, where you can take advantage of financ- efficiency and renewable energy improve- ments, and variations of this program ex- enabled through state legislation and au- thorized by the local government with fi- nancing options available for commercial While not everyone can live in a smart charging station for every unit, the cur- rent trends and innovations in multifam- ily housing nevertheless have implications for all types of communities. Keeping better, for longer. n AJ Sidransky is a staff writer/reporter for CooperatorNews, and a published novelist. He can be reached at alan@yrinc.com. TRENDS IN... continued from page 1 “There are many ways in which properties can focus on improving existing mechanical equipment by taking advantage of software and tech advances.” —Matt Resnick Who Should Conduct Inspections? “Façade inspections should be completed by a regular licensed architect or engineer who specializes in the exterior systems of a building,” says Alimonti. “In the United States we refer to these systems as the envelope. In Canada, they are referred to as the enclosure. Professionals are registered by the state, so it’s important that the professional is licensed in the state where the building is located. Some jurisdictions require more certification. In New York City, for instance, inspecting engi- neers must be registered with the New York City Building Department, as well as with the State of New York.” Katz agrees. “Regular periodic exterior inspections should be performed by qualified licensed architects or engineers with relevant experience, to identify deficiencies before they become dangerous,” he says. “In New York City, per the city’s Façade Inspection and Safety Program (FISP), these inspections need to be carried out every five years. While that schedule will provide some assurance, it’s advisable to carry out visual reviews more frequently, particularly if there are any signs of water infiltration or visible damage to the façade.” What Are Inspectors Looking For? “Inspectors look for a variety of dam- age types during an examination,” Katz says. “Balconies, railings, fire escapes, and build- ing appurtenances are all checked for signs of rust and structural stability. With regard to masonry, they will identify issues that can lead to further problems, such as cracks in mortar and stone, scaling (localized flaking or peeling), spalling (material loss resulting from chipping), and delamination (a com- plete loss of face material). It is important to identify any signs of material shift as well.” Alimonti notes, “Depending on the age of the building and type of materials on the façade, inspectors are looking for different warning signs. For instance, is the face brick restrained? One warning sign is when bricks are bulging or cracking and showing signs of unattachment. This must be remediated right away.” New York City requires that brick ties—the metal pieces that connect exterior brick to the back-up masonry—be inspected as well. “In older buildings,” she continues, “terra cotta cracking is a sign of trouble. It always means something is moving, and that movement may be a sign of steel corrosion. Water inside the envelope is creating cracks. Underlying conditions should be addressed immediately and made water resistant.” Alimonti goes on to say that often “it’s a matter of construction quality. Cheaper con- struction will develop problems sooner. Older buildings are generally built better and have multi-layer brick walls, so they have fewer of these problems. Newer buildings have veneer brick façades and are less ‘solid,’ so they tend FAÇADE INSPECTIONS continued from page 1 continued on page 14