Page 23 - New York Cooperator March 2019

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THE COOPERATOR
— MARCH 2019
23
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We May Be As Old As The
Woolworth Building
But We’re As Modern As
111 Murray Street
(and we manage both)
RANKED #1 RESIDENTIAL MANAGEMENT COMPANY IN NYC
or contracting with a vendor.
“I know in recent times there have been
advances in chemical products that can re-
move dirt and mold from older masonry
facades and avoid doing any damage,” says
Janet Nelson, a portfolio manager with
FirstService Residential in Chicago. “This
greatly improves the curb appeal of the
building, and brings back the original el-
egance of some of the older, classic 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 or-
namental 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 exteri-
or maintenance routines, some manage to
get by on reliable tactics, favorable weather,
and good vibes.
“We’re pretty fortunate, as [exterior
maintenance] is not really a major issue for
us,” says Tom Taylor of Taylor Management
Company in Whippany, New Jersey. “Be-
sides the occasional 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 fa-
cade is an indicator of overall good mainte-
nance and management.
n
Mike Odenthal is a staff writer/reporter
with The Cooperator.
EXTERIOR...
continued from page 17
ager and Director of Concierge Services
for DDG, a real estate company with
offices in New York, California, and
Florida. “Following reviews, consider-
ations, alternates and proposals, go over
everything again with an engineering or
architectural consultant, and coordinate
closely with the board for the selection
of a recommended bidder and planned
schedule. Vendors are incorporated in
the standard bidding process, and may
be selected through professional refer-
rals, observation of work, past bidding
or work on other jobs. Careful consider-
ation, follow-up walk-throughs, schedul-
ing, and budgeting all play a part in selec-
tion.”
“Mobilizing a facade project costs
money, so you’ll want to engage a struc-
tural engineer or architect,” adds Rick.
“This will be your best money spent. De-
termine what has to be done at minimum,
as well as what should be done – because
you don’t want to revisit this next year –
FACADE...
continued from page 19
and if there is any associated work that
would be cost effective to do now (Paint-
ing 100 percent of a building elevation
instead of just coating the newly repaired
areas, for example.) Obtain bids for all
these things, and interview contractors
with your structural engineer’s input and
recommendations. Check references. Do
additional rounds of bidding if needed,
until the scope of work and budget are
established. Explore with insurance to
see if any of the work is covered. Pres-
ent all information to the board. Hold
informational meetings with ownership
to let them know what is needed, includ-
ing estimates for costs. Speak with banks
and get information on financing, which
depends on cost and available reserve
funds. Obtain info about individual loans
if special assessment is a possible funding
scenario. Once financing is settled, hire
your contractor, get permitted, and get
the work done.”
The degree to which a project will be
disruptive depends on the nature of the
work, but a board should always con-
sider how any construction will impact
residents’ lives. “The disruption caused
by noise (i.e., jackhammers), dust, odor
(from membrane, paint or prep projects)
and general lack of privacy – we’re talk-
ing workers hanging around outside your
30th floor window – cannot be overstat-
ed,” cautions Rick. “Neighbors will call
the alderman about your sidewalk pro-
tective canopies, your driveway may need
to be closed and front entrances covered,
residents can’t go out on balconies during
work hours in case tools drop.... it goes
on and on.”
“I’ve had projects where I’ve stripped
right down to the 2 x 4 studs, had to take
insulation out, you name it... and when
something major like that happens, it
will indeed be disruptive,” adds Anas-
tasi. “You could have limited access to
buildings, loss of parking space access,
dumpsters on-site, general noise, closure
of certain amenities. It’s a construction
zone, and a large project at a good-sized
building can take a whole year, so things
can come at residents from every angle,
and you have to live with that.”
It’s important to be honest and open
about the extent of construction; boards
or management looking to sugarcoat
things will most likely be confronted by
surprised and angry residents. “Com-
munication, notices, and, if necessary,
coordination with neighbors may all
play a part in the overall construction
process,” says Kinser. “Compliance with
local laws and regulations is essential in
preparation and completion of all work.
Safety is also at a high level of consid-
eration, to ensure that OSHA [Occupa-
tional Safety and Health Administration]
standards are incorporated and adhered
to.”
n
Mike Odenthal is a staff writer/reporter
for The Cooperator.