Page 12 - NY Cooperator November 2019

12 THE COOPERATOR — NOVEMBER 2019 COOPERATOR.COM 250 Park Avenue South New York, New York 10003 212-557-3600 www.TudorRealty.com To learn more about our property management services, please contact Andrew S. Lazarus, Senior Vice President 212-813-3054 or ALazarus@TudorRealty.com Since 1990, Tudor Realty Services Corp. has been providing hands- on, proactive property management services to cooperative and condominium buildings throughout New York City. Life was simpler in 1990. New rules and regulations as well as changing technology have certainly made managing your building more challenging. Let us tell you how our extensive experience, team approach, strong financial reporting, and advanced use of technology will help you meet the challenge. 37966_Cooperator_5x6.25.indd 1 12/8/17 11:24 AM ENGINEERING, ARCHITECTURE AND ENERGY CONSULTING Proudly Serving Higher Education Institutions WE HAVE NYC COVERED The Falcon Group is a unique, full-service Engineering, Architectural & Energy Consulting firm. Falcon’s primary focus is on existing facilities ranging from site, building envelope and energy improvements. Our full-service capabilities focus on your building’s specific needs. Falcon’s mission is to ensure each of our clients are held at the highest level of individualized service. ENGINEERING & ARCHITECTURE BUILDING ENVELOPE RESTORATION & FISP NYC SPECIAL INSPECTIONS MEP & ENERGY CONSULTING SERVICES 350 7th Avenue, Suite 2000 New York, NY 10001 www.falconengineering.com (800) 839.7740 CONT... ment, Birmingham suggests that building staff examine it in the early spring and early fall as the moisture levels begin to change. “Th ey should have it inspected and look for things like standing water in the condensate drain pan and microbial growth in the evaporator coils,” he says. Even if a building was operating at peak effi ciency a couple of years back, it is important to go back regularly and check systems. “Th ere are a lot of things that can impact ventilation,” says Bir- mingham. “Changing windows, changing space use, occupant habits. Air registers can get clogged. Dampers can break over time. You really need a combination of professional evaluation and regular main- tenance.” Making Improvements If air quality issues are found within a building, it’s not the end of the world. “It can be a pretty easy thing to remediate some of these issues,” says Vizzi. Some- times it’s just a matter of cleaning. Other times, it may be a matter of tweaking equipment to improve function and effi - ciency.” To improve air quality, buildings can “increase airfl ow, install vents in bath- rooms, make sure windows are sealed and winterized or glazed properly,” says Droz- dov. “Th ey can inspect the roof and façade periodically to ensure that no water intru- sion is occurring.” If bigger changes, including system up- grades, are needed, Birmingham says an engineer will be needed “to ensure you’re meeting all the standards in the mechani- cal code.” And while major upgrades or changes may seem like a headache in terms of cost and time, they also may present an op- portunity in terms of energy savings. For buildings that may have systems built on antiquated codes and regulations, “Th ere’s huge potential for energy savings,” Bir- mingham says. Ensuring that the air we breathe is clean, fresh, and safe is one of the myriad responsibilities that boards and build- ing managers must assume on behalf of their residents and shareholders. Fortu- nately, with the right expert advice and testing, the task need not be too daunt- ing. Ultimately, good air quality equates to good quality of life. Proper maintenance and diligence can ensure that everyone breathes easier. n Cooper Smith is a freelance writer and regular reporter for Th e Cooperator. MAINTAINING... continued from page 11 nance on gas valves and fuel to air mixtures, plus an inspection, check, and, if necessary, replacement of parts in the fi ltering system.” Common Area, or Private Amenity? As with any element in a multifam- ily building that involves components that penetrate into both private homes and com- mon areas, it’s important for co-op or condo owners with fi replaces to know whether the component parts to be maintained are un- der their purview, or that of the co-op or condo association. Th e answer will depend on what it says in your proprietary lease or condo documents. In many cases, the fi replace, fl ue, and other parts of the fi replace system are the sole re- sponsibility of the shareholder or owner. In others – particularly in a building with mul- tiple fi replaces in a single line of units – the fl ue may be considered a common element, but the mantle, hearth, and fi rebox within the apartment itself would be the responsi- bility of the shareholder or owner. “When considering annual mainte- nance,” says Delgardo, “the apartment owner usually pays us directly. In terms of arranging the maintenance visit, though, that depends on the building and the overall situation. If there’s a large number of fi re- places in the building, the managing agent may arrange to have all inspections done at the same time and will schedule mainte- nance work similarly. Otherwise, apartment owners arrange the annual visits themselves. In both cases, we are paid directly by the owners.” Another interesting point is that unlike a wood-burning fi replace made of stone or brick, gas-powered fi replaces are like cars: they come in many diff erent models. When a gas-burning fi replace requires mainte- nance, the maintenance company will ask for the make and model of the unit. Not all gas or electric units are equivalent, and not all components interchangeable; they may require specifi c replacement parts from the original manufacturer. If you’re lucky enough to have that rare fi nd – a wood-burning fi replace – Delgardo has one important piece of advice for you: “Learn how to build a fi re safely. Th e prob- lem is that when they build a fi re, most people want to start with the Yule Log right off the bat.” Th is is an amateur mistake, he says. “Start your fi re small. Th ere is a fi nite amount of smoke you can put into the fl ue before it spills out of the front. A fl ue is like a reverse funnel, it can only handle so much smoke. You don’t want smoke to fl ow back into your apartment.” Delgardo says that older fi replaces are trickier to maintain than newer ones and oft en require a good amount of TLC. And, FIREPLACE... continued from page 1