Page 19 - New York Cooperator March 2019

EMG INDUSTRIAL CHIMNEY INC.
230 Patton Avenue
W. Babylon, New York 11704
Office: 212.779.1378
631.920.6630
Fax: 631.920.6625
elyse@emgindustrial.com
Complete Chimney Installation and Maintenance
Professionals
Chimney Linings
Chimney Extensions
Chimney Replacements
External Chimney Stacks
Breeching Replacement
Single/Double Wall Stacks
Smoke & Pressure tests
Interior Video Scans
Code Violations Cleared
Draft Fans Installed
Certified Scaffold Installers
Certified welders • OSHA & DOB Compliant
NYC Lic.# 2021827DCA
EMG Industrial Chimney Ad 5x6.25 FINAL_Layout 1 8/13/15 11:43 AM Page 1
COOPERATOR.COM
THE COOPERATOR
— MARCH 2019
19
RUDD
Providing Cost-Effective Management
Call Fred Rudd, President, at (212) 319-5000
to find out how our experience can improve your property.
641 Lexington Ave. 10th Fl., New York, NY 10022 RuddRealty.com
Our Expertise Your Solutions
Our Expertise Your Solutions
Integrity Teamwork Experience
RUDD
REALTY
MANAGEMENT
CORPORATION
Exclusive Manhattan Management
for Over 30 years
in Port Charlotte, Florida. Leave your to determine if the problem is isolated or
facade to its own devices for too long systemic. It’s key to investigate intersec-
and “you’ll start to notice rot, receive tions – i.e., roof-to-wall, wall-to-sidewall,
more complaints regarding leaks from or roof-to-chimney, and so on. During
homeowners, see paint failure or cracked this process, an assessment of the under-
wood... the general appearance just be-
gins to look quite bad,” Anastasi says. He extensive rot in the wall sheathing? Are
further adds: “And you should know the window sills and frames rotted? Is there
useful life of your facade via your reserve extensive deflection or sagging of roof
report, at which time you should be able sheathing?”
to assess if things are not looking so good,
visually.”
A failure to properly assess root tion can stem from the attitude that doing
causes or smaller signs of wear can have preventive or major work would just be
that Band-Aid-over-a-bullet-hole effect, too expensive, and as such the board may
where you’re only treating symptoms adapt an ‘ignorance is bliss’ mindset.
of a larger problem, rather than curing
it. “When individual, piecemeal repairs building is increasingly worn down by
are no longer feasible or cost effective, it the weather, the cost to take care of every-
may be time to consider a major repair,” thing starts to build, eventually requiring
warns Kelli Rick, a property manager much more money than it originally did,”
with Draper and Kramer, Incorporated in says Anastasi. “Eventually things look re-
Chicago.
Root Causes
In order to iden-
tify both that there is
a problem, and from
whence that problem
comes, it helps to un-
derstand the main
causes of facade de-
terioration, and the
tell-tale signs that it
may have already tak-
en hold.
“So many factors
play into this, includ-
ing weather, lack of
preventive maintenance, building move-
ment, construction material quality, diate assessment, and most associations
age...” says Rick. “The important thing will go out and get a loan, then spread the
to remember is that small problems be-
come big ones when not addressed. Look not severely financially impacting all of
for cracks, concrete spalls, metal flashing the residents. And some associations use
deterioration, failing window seals, inte-
rior leaks... it all depends on the type of that loan to lessen the financial impact.”
facade. And hopefully it doesn’t come to
this, but chunks falling off the building is
definitely a red flag.”
“Depending on the nature of the con-
struction – i.e., clapboard versus masonry must make, including choice of vendor,
– signs of deterioration may or may not the timeline for the project (and its po-
be evident,” adds McBride. “In clapboard tential disruption of normal residential
– or wood, vinyl, cement siding such as activity), cost, impact on curb appeal, etc.
HardiPlank – telltale signs are usually rot, It’s important to partner with knowledge-
peeling paint or interior leaks. The most able, competent professionals who can
important next step is to stop; do not sim-
ply replace the rotted material or repaint. complicated, lengthy process.
It’s critical to find the source of any water
penetration. In our experience, nine out neers and architects, and to have coordi-
of 10 times, the source is a failure in the nated walk-throughs with contractors,”
installed flashing. A comprehensive in-
vestigation should be conducted in order
lying structure needs be made. Is there
Another issue at play here is of course
cost. Lack of maintenance by an associa-
“Generally, as siding gets older and a
ally bad, and they have to be replaced.
Generally, commu-
nities like to stretch
things out, [and]
unfortunately asso-
ciations often fail
to do a great job
saving for the fu-
ture. When build-
ings get to a point
where siding needs
to be replaced, the
association
does
not have time on
its side, so phasing
things in isn’t an
option. These scenarios require an imme-
financial burden out over time, thereby
a combination of reserve money as well as
What to Expect When You’re Expect-
ing (Facade Work)
When a major facade project is un-
avoidable, there are decisions a board
help navigate what can sometimes be a
“It’s important to consult with engi-
says Ryan Kinser, Senior Property Man-
“It’s important to
consult with engineers
and architects, and
to have coordinated
walk-throughs with
contractors.”
— Ryan Kinser
continued on page 23