Page 14 - Chicago Cooperator Spring 2019

14 THE CHICAGOLAND COOPERATOR — SPRING 2019 CHICAGOCOOPERATOR.COM and hurricane shutters drawn down. Anything and everything can turn into a projectile during a hurricane, so securing outdoor spaces is crucial for protecting both property and physical safety. Zuc- caro stresses that inspections should be done at least once —and preferably twice —a year, and always by a professional. In addition, because of the fire risk, most associations—in Florida and else- where—prohibit keeping grills of any kind on balconies, terraces, roof decks, and even some patios. In the case of pa- tios, Kravit explains, some associations will permit grills, but they must be kept at a specified distance from the build- ing, which is why some owners seek out ground floor apartments. Mold Another problem more common in damp climates, but of concern in any community, is mold. “Carpet on balco- nies has been outlawed in many commu- nities because of this issue,” says Kravit. “Some no longer even permit tile—which can hold water in and damage concrete.” AKAM manages a building in Hallan- dale Beach, Florida, which recently un- dertook a large project to repair concrete work that included balconies. They have prohibited any type of floor covering on balconies to prevent future damage. In- stead, they are using a decorative seal coating on all balconies that will be uni- form 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 build- ing is constructed,” he says, “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. That’s the spot that fails. Proper water- proofing is critical. You can’t give the wa- ter 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 attention should be paid during the in- stallation, 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 wa- ter infiltration and the host of problems that opens up. So the integrity of the roof must be inspected and maintained regu- larly. Responsibility for the upkeep of ex- terior spaces may also depend on your governing documents. Are these spaces under the purview of the unit owner, the association or corporation, or both? They may be a limited common element, in which case both the unit owner and as- sociation are involved. The association though, would need permission to enter, inspect and repair. Check with your gov- erning documents to determine where your unit – including its exterior spaces – stands on this very important matter. Catastrophic failures are rare. All told, having outdoor spaces like balconies, ter- races, roof decks and patios is a privilege and a pleasure – as long as those spaces are used properly and maintained with the utmost respect and attention. n A J Sidransky is a staff writer/reporter for The Chicagoland Cooperator, and a pub- lished novelist. MAINTAINING... continued from page 10 If the latter, that could be because a new employee has been charged with your as- sociation. We have cleaners with whom we like to work at our properties who've been proven and vetted. Some companies spe- cialize in different materials and designs so you can assess things case-by-case, or you might evaluate based on the chemicals they use and decide if that's right for your property.” Better Living Through Chemistry It may seem like a minor detail, but various chemicals can have different effects on different properties depending on the building materials used, and some products are just more toxic for the greater environ- ment than the greener alternatives on the market. Boards and management should weigh these variables when purchasing firsthand 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 Chicagoland Cooperator. EXTERIOR... continued from page 11 with knowledgeable, competent profession- als who can help navigate what can some- times be a complicated, lengthy process. “It's important to consult with engineers and architects, and to have coordinated walk-throughs with contractors,” says Ryan Kinser, Senior Property Manager and Di- rector of Concierge Services for DDG, a real estate company with offices in New York, California, and Florida. “Following reviews, considerations, 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 sched- ule. Vendors are incorporated in the stan- dard bidding process, and may be selected through professional referrals, observation of work, past bidding or work on other jobs. Careful consideration, follow-up walk- throughs, scheduling, and budgeting all play a part in selection.” “Mobilizing a facade project costs mon- ey, so you'll want to engage a structural en- gineer or architect,” adds Rick. “This will be your best money spent. Determine what has to be done at minimum, as well as what should be done – because you don't want to revisit this next year – and if there is any as- sociated work that would be cost effective to do now (Painting 100 percent of a building elevation instead of just coating the newly repaired areas, for example.) Obtain bids for all these things, and interview contrac- tors 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 es- tablished. Explore with insurance to see if any of the work is covered. Present all in- formation to the board. Hold informational meetings with ownership to let them know FACADE... continued from page 12