Page 1 - NY Cooperator November 2019

November 2019 COOPERATOR.COM Any time you have hundreds or even thousands of people living in close quar- ters – in a multifamily co-op or condo building, say – certain challenges inevi- tably will arise. One of the bigger ones is how to maintain the flow of fresh, hygien- ic 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 these disturbances when they come wafting up. Pinpoint the Cause Pet odors, cooking smells, and second- hand smoke top the list of odor-related complaints in multifamily buildings and associations nationwide, but it’s not just about olfactory offenses; allergens and pathogens also can build up in vents and ducts and, in the worst case scenario, can contribute to some very real health problems for people living in an affected building. In its most extreme forms, poor indoor air quality can lead to what is known as “sick building syndrome.” While it is most often associated with commercial build- ings, sick building syndrome can be a concern for residential dwellings, too. The Environmental Protection Agency (EPA) defines sick building syndrome as “situa- tions in which building occupants expe- rience acute health and comfort effects that appear to be linked to time spent in a building, but no specific illness or cause can be identified.” The problems may be felt in one particular room or area, or may manifest themselves throughout the continued on page 10 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 ap- plies 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 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 is over 100 years Some lucky New Yorkers 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 fire- place in your apartment is no small task. From regular cleaning to proper venting, taking care of a working fireplace is a seri- ous responsibility – and crucial for the safe- ty of both people and property. Maintaining a Relic While fireplaces may be considered a nice touch today, at one time they were nec- essary components in every home, warming the house and providing a place to cook. But that was a century-and-a-half ago. Today, approximately 16 percent of apartments in New York City have working wood or gas fireplaces. Wood-burners most commonly are found in converted townhouses built in the second half of the 19th century and in upper-floor and penthouse apartments in prewar luxury buildings, while newer con- struction generally features gas-powered or electric hearths. And wood-burning models are now officially collectors’ items; in 2014, Mayor Bill De Blasio signed an or- dinance that prohibits the construction of wood-burning fireplaces in new buildings and renovations. (Gas-fired and electric models are still okay.) Eddie Delgardo is the sales manager of Westchester Fireplace and BBQ, located in Elmsford, New York. “Maintenance require- ments for a fireplace in an apartment build- ing are no different than for a single-family home,” he says. “A wood- burning fireplace requires a regularly scheduled brush and vacuum, a chimney sweep inspection, and an inspection of all safety components. In- spection should be done annually and by a properly licensed expert.” Gas-burning fireplace maintenance is similar to that of any gas-fired furnace, says Delgardo, and he adds that such fireplaces also should be inspected once a year. “Gas fireplace units require the same inspection of the flue and of its components by a li- censed chimney sweep, as well as mainte- old. The single elevator required modernization and refurbish- ing. “The board really had to think a lot about the project, and about this problem,” Duggin says. “We had people in the build- ing, one family in particular, where someone was disabled and used a wheelchair. There was no way this resident could go up and down the stairs. Another resident had two very large dogs, and they couldn’t go up and down numerous times a day either. 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 8 continued on page 12