Page 13 - New York Cooperator March 2019

The Premier Cooperative, Condominium Condop
&
Management Firm In New York
“I would welcome your inquiry to learn how AKAM can be of service to your building”
Michael Berenson
, President
212.271.0318
mberenson@akam.com
akam.com
Our reputation speaks for itself. For over 35 years we have been committed to maximizing
home values and enhancing quality of life for our clients.
At AKAM Associates we employ true cost saving initiatives:
•Analysis of staff overtime
•Five year capital and preventive maintenance plans
•Bulk purchasing power
•Preferred rates from various industry vendors
•Discounted rates on energy & gas
•Review of service and management contracts
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COOPERATOR.COM
THE COOPERATOR
— MARCH 2019
13
project to repair concrete work that in-
cluded balconies. They have prohibited
any type of floor covering on balconies to
prevent future damage. Instead, they are
using a decorative seal coating on all bal-
conies 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 criti-
cal. 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, prob-
lems may arise simply from age and the
lifespan of building components. Exte-
rior spaces may have problems related to
age and simply need maintenance, or oc-
casional replacement. The concept is no
different than the re-pointing required in
brick facades every 50 or 100 years.
In terms of roof decks – particularly
those added later and not built as part of
the original building plan – specific atten-
tion should be paid during the installa-
tion, and on an ongoing basis to prevent
(or at least minimize) damage the roof
membrane. These typical ‘roll-out’ type
roofs were not intended for the type of
use a roof deck typically gets, nor even for
regular walking. A heel from a shoe can
do serious damage to a roof membrane,
which in turn can lead to water infiltra-
“When a building is
constructed, balconies
should have a slight slope
to them to keep the water
flowing off them. That
keeps the water away
from the joint between
the building and the
balcony structure.”
—Alan Gaynor
tion and the host of problems that opens which case both the unit owner and as-
up. So the integrity of the roof must be sociation are involved. The association and a pleasure – as long as those spaces are
inspected and maintained regularly.
Responsibility for the upkeep of ex-
terior spaces may also depend on your erning documents to determine where
governing documents. Are these spaces your unit – including its exterior spaces –
under the purview of the unit owner, the stands on this very important matter.
association or corporation, or both? They
may be a limited common element, in having outdoor spaces like balconies, ter-
though, would need permission to enter, used properly and maintained with the ut-
inspect and repair. Check with your gov-
Catastrophic failures are rare. All told,
races, roof decks and patios is a privilege
most respect and attention.
n
A J Sidransky is a staff writer/reporter for
The Cooperator, and a published novelist.