“This Old Condo” Maintenance Seminar

Ralph Noblin, P.E.
Ralph Noblin, P.E. presents his famous “This Old Condo” maintenance seminar.
“This Old Condo” Seminar
presented by Ralph Noblin, P.E.
January 10, 2012
6:00-8:00 pm
Manchester Public Library
405 Pine Street, Manchester, NH
CAI-NH presents an educational seminar on property maintenance for condominium managers, trustees, and owners.  Ralph Noblin, P.E. has been consulting to condominium associations in New England since the 1980′s.  Beginning in the mid-1990′s, Ralph has presented his unique view of construction in the condo world, THIS OLD CONDO.  Since his first presentation in Lebanon, New Hampshire, Ralph has brought his materials, tools and sense of humor to additional presentations in Massachusetts, Connecticut and Pennsylvania.  Not satisfied to just conduct a typical technical seminar, Ralph’s expertise and energy inevitably result in a raucous and captivating event.  Come and enjoy the fun!
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by on December 5, 2011  •  Permalink
Posted in Maintenance
Posted by David Horton on December 5, 2011

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How Much Does Snow Weigh?

As many are aware, New England has just come through a very unusual series of snowstorms that led to over 150 reported incidents of roof collapse or other snow related property damage in Massachusetts alone! While the amount of snow was staggering (totaling over 70 inches in some areas), the most unusual factor in all this was that there were no warm-ups or melting periods between the storms.

This 12" cube of snow weighs 20 pounds.

One of the first storms after Christmas left a layer of heavy, wet snow about 12-18 inches deep over the entire region. The first several inches were so wet that they froze into a blanket of ice overnight. This layer of ice remained throughout most of January as the temperatures stayed cold and more and more snow continued to fall. As a result, many roofs in the region quickly became covered with several feet of snow.

After the third heavy snowfall, with more storms in the forecast, our office began to receive calls from building owners and property managers asking whether they should be concerned about the weight of the snow on their roofs. To address these concerns, you have to first estimate how much the snow weighs, and, secondly, how much weight the roof structure can support.

A quick internet search finds that snow typically weighs anywhere from 5 to 25 pounds per cubic foot, depending on how wet it is. For example, three feet of wet snow with a layer of ice underneath could easily place a load of 50-60 pounds per square foot (psf) on a flat roof. However, if the snow remains dry and powdery, the same three feet of snow might also only weigh around 20-30 psf.

Historically, structures built in New England over the past several decades have been designed and constructed to support snow loads of around 30-45psf (depending on geographic location). The most recent Code editions have increased these requirements significantly to 45-65 psf in most areas. If they were properly designed, most commercial buildings with flat roofs in New England should be able to safely carry two feet of fairly wet snow. Buildings with pitched roofs, such as townhouse condominiums or residential houses, should be able to support significantly more than this due to the fact that most of the roof loading is transferred to the building walls.

Given the amount of snowfall that occurred in the Greater Boston area, and the fact that one of the later storms included a period of rain that made the snow heavier, we ended up advising most of our clients with flat roofs to shovel them as a precaution. When dealing with life safety issues, it is better to err on the side of caution.

Snow removal at a flat roof.

Out of curiosity, after the heaviest storms had passed, we performed a simple field test by cutting a 12 inch cube of undisturbed, naturally compacted snow from a nearby field. The cube weighed in at 20.2 pounds, just as expected!

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by on February 24, 2011  •  Permalink
Posted in Roofing
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Posted by David Horton on February 24, 2011

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When should you update your Condominium’s Reserve Study?

A Reserve Study is like a map for your condo’s financial future…

A Reserve Study tells you what capital projects are looming in your condominium’s future,  when you’re going to have to tackle them, and how much they are going to cost.  It’s like a map for your Association’s financial future – and you need to keep it current.

New Zachem Bridge in Boston

The new Zachem Bridge in Boston

Think about how many exits and roads have been changed in Boston just in the past 5 years as they wrapped up the Big Dig project.  Our maps from only a few years ago simply don’t cut it any more (thank God for GPS!).  When the landscape changes, so must the map!

In the same way, a Reserve Study must be kept current with the changes that occur at your condominium.  If your community completes a major capital repair project (like replacing the roofs, for example), then the Reserve Study should be updated to reflect that.  You no longer need to be contributing large sums of reserve money to the roof replacement fund, now that the project has passed.  That money should be directed elsewhere to the next priority project.

Secondly, it is possible that the condition of some of the common area components has changed unexpectedly, and the timetable laid out in the last Reserve Study simply isn’t realistic.  For example, maybe the parking lot pavement has deteriorated much more rapidly than anticipated, and it’s clear to the owners that you can’t wait another 8 years (as planned) to replace it.   Or, vice versa, maybe the recent maintenance you performed actually has extended the life of your siding beyond expectation.  Maybe the siding replacement project can be put off for an several more years.  This is one of the most difficult aspects of preparing a Reserve Study – it’s a difficult task to predict the future.

Changing economic factors, such as rising material costs and interest rates, must also be taken into account.  How realistic are those cost estimates from your 2001 Reserve Study?  What are the real costs if you were to bid out these project today?

If your Reserve Study is more than 3 years old, or if you’ve had any significant changes at your condo, it’s time for an update!

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by on August 4, 2010  •  Permalink
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Proper Maintenance & Saving Money

“Condo owners need to do the smart thing, the right thing and maintain the upkeep of these items,” states Ralph Noblin, PE, president of Noblin & Associates, an engineering consulting firm located in Bridgewater, Massachusetts and Dover, New Hampshire.

Check out the whole article, “Overlooked Savings,” published in the July 2010 edition of New England Condominium magazine.

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by on August 4, 2010  •  Permalink
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Condo Fire Escape Inspections

Many older buildings in New England still rely on steel fire escapes to get people out of the building in case of fire.  Fire escapes must be properly maintained for life safety reasons. If left unaddressed for many years, fire escapes will begin to rust and corrode, and their structural capacity can be significantly reduced.  This is why, in Massachusetts, all property owners, including Condominium Associations, must have the fire escapes inspected and certified for safety every 5 years.

Another rusty fire escape

An older fire escape in need of repair.

The Seventh Edition of the Massachusetts State Building Code addresses the maintenance of fire escapes as follows:

Section 1001.3.2 states: “Maintenance of Exterior Stairs and Fire Escapes.  All exterior stairways and fire escapes shall be kept free of snow and ice.  Exterior stairways and fire escapes constructed of materials requiring the application of weather protecting products, shall have these products applied in an approved manner and shall be applied as often as necessary to maintain the stairways and fire escapes in safe condition.  Where corrodible structural parts of such stairways and fire escapes tie directly into the building structural system, all joints shall be sealed, as necessary, to prevent water from damaging or corroding structural elements.”

Section 1001.3.3 states: “Testing and Certification:  All exterior bridges, steel or wooden stairways, fire escapes and egress balconies shall be examined and/or tested, and certified for structural adequacy and safety every five years, by a Massachusetts registered professional engineer, or others qualified and acceptable to the building official; said engineer or others shall then submit an affidavit to the building official.”

To summarize, it is the responsibility of the building owner (the Condo Association) to properly maintain the fire escapes and have them inspected and certified for safety every 5 years.  If your fire escape is rusty or just doesn’t seem safe, contact your local building official to see when the last inspection was performed.  If it has been more than 5 years since the last inspection, call a registered Professional Engineer or another qualified professional and have it inspected and repaired immediately!

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by on July 16, 2010  •  Permalink
Posted in Building Code, Fire Escapes, Property Inspections
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Posted by David Horton on July 16, 2010

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Vinyl Siding Pros & Cons

Vinyl siding is one of the most commonly used siding materials at condo properties in New England, both for new construction projects and for siding replacement projects. Other commonly used siding materials include traditional cedar clapboards, cedar shingles, and, more recently, fiber cement siding.  Let’s look at some of the pros and cons of vinyl siding:

There are two main advantages of vinyl siding:

1.  Low Cost! Vinyl siding is typically much less expensive to purchase and install than traditional wood siding or fiber cement siding materials – sometimes half the cost!   First of all, vinyl siding is relatively inexpensive to manufacture, and therefore, to purchase (compared to wood or fiber cement).  Secondly, vinyl siding can be very quickly with minimal experience, and it is fairly easy to work with, all of which reduces labor costs during installation.

2.  Low Maintenance! Vinyl siding never needs to be painted, and it is completely immune to moisture related deterioration (unlike wood or fiber cement).  The only maintenance typically needed for vinyl siding is a periodic powerwashing to remove dirt and mildew, and perhaps the replacement of isolated panels that may become broken or damaged over time.

When properly installed, vinyl siding can have a long service life of over 30 years with hardly any maintenance.  This is why so many condo associations opt to replace their tired wood siding with vinyl – the long term cost savings are incredible.

However, vinyl siding has some drawbacks too:

1.  Aesthetics. Many people simply do not like the look and feel of vinyl siding.  Vinyl siding manufacturers do their best to impersonate traditional wood materials, but in the end, it’s still plastic.  Some owners feel that vinyl siding cheapens the value of their property, and others just don’t like the “fake” appearance of vinyl siding.

Another related issue is color fading.  Vinyl siding fades over time as it is exposed to the sun’s UV light. Fading is unavoidable.  This is part of the reason why vinyl siding only comes in white and other light colors, because the fading will be less noticeable to the human eye.

Vinyl siding also expands and contracts with seasonal temperature swings. This can cause siding panels that are fastened too tightly to buckle and pull away from the building during the hot summer months, or for the panels to shrink and leave portions of the underlying structure exposed during the cold winter months.  This is why proper installation of vinyl siding is so important.

2.  Strength & Durability: Vinyl siding is a very durable material  - it doesn’t deteriorate when it gets wet (like fiber cement), and it isn’t vulnerable to insects (like wood).  However, vinyl siding isn’t very strong.  Most vinyl siding panels are very thin (around 0.04 inches) and they can easily be cracked or punctured when impacted.  Vinyl siding becomes especially brittle during the cold winter months.  If your condo complex has a history of kids throwing rocks or baseballs at the buildings, then vinyl siding may not be the best  option for you.

Also, vinyl siding is fairly vulnerable to heat.  If your residents are allowed to use gas grills on their decks or balconies, make sure they don’t place them too close to the siding!

3.  Weathertightness. Vinyl siding may be made of solid plastic, but it is not weathertight!  There are seams all over a vinyl sided wall, all of which are susceptable to wind-driven rain.  In fact, vinyl siding is manufactured with drainage holes in the bottom of the panels because it is expected that water will get behind the siding.  For this reason, it is crucial that the building wrap behind the siding be properly installed, as well as all of the flashings at key areas such as windows, doors, light fixtures, and other wall penetrations.

Take these pros and cons into consideration when planning your siding replacement project at your condo!

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by on July 13, 2010  •  Permalink
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Posted by David Horton on July 13, 2010

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Finding a Good Contractor

In our experience, the best way to find a good contractor is by word of mouth. Contractors that have done good work usually get good referrals. One of the benefits of involving industry professionals like property managers and engineers in a construction project is that they can help the condominium find an appropriate contractor based on their experiences with other similar projects.

It is important to select a contractor that has demonstrated competence and skill in all aspects of a construction project. First of all, they must be experienced in doing the type of work you need, and should have experience with similar sized projects. For example, you don’t usually want to hire a masonry contractor to install a new roof, nor do you want to hire a roofer for your 200-unit condo complex who is only used to roofing single family homes.

Most importantly, however, the contractor should have a track record of integrity, professionalism, and good communication. This is usually verified by talking to past clients and checking references.

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by on July 9, 2010  •  Permalink
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Posted by David Horton on July 9, 2010

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Condominium Transition Inspection

A Transition Inspection is a condition survey that is performed during the period of time when a newly formed condominium is transitioning from the developer’s control to the control of the elected board of trustees. All newly formed condominiums, whether new construction or retrofit/rehab construction, should strongly consider having a transition inspection performed.

The transition inspection will identify any code violations, construction defects, and/or workmanship issues at the property that the developer has not yet addressed. It will also provide budgetary cost estimates for making the recommended repairs if the developer fails to do so and the condo is forced to bring in outside contractors. Usually, the board of trustees can use the transition inspection to help motivate the developer to wrap up any unfinished work at the property.

Even if the trustees cannot come to an agreement with the developer, the transition inspection will still serve as a valuable tool in moving forward with managing the property and allocating resources to top priority items.

Like a condition survey, a transition inspection can also be performed in combination with a Reserve Study to produce a report that will not only help the condominium address current issues, but will also help them plan for future capital projects.

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by on July 8, 2010  •  Permalink
Posted in Property Inspections, Transition Inspections
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Posted by David Horton on July 8, 2010

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A Successful Condo Construction Project?

What defines a successful construction project?

There are three basic components to a construction project: Cost, Schedule, and Quality. In a perfect world, a construction project would excel in all three areas. The ideal project would be completed for the least amount of money and as fast as possible, but with the best materials and by the most skilled craftsmen. Unfortunately, this scenario just isn’t realistic.

A successful construction project is a project that balances all three project components as best as possible, but, above all, meets the primary needs of the condominium. When preparing for a construction project, the condominium association should decide what their highest priority is (cost, schedule, or quality), and they should be prepared to compromise on one or more of the other aspects of the project.

For example, if cost is the most important factor for a project, then the condo owners may have to accept less-skilled labor, lower quality materials, an abbreviated scope of work, or a longer project schedule (or a combination thereof). Usually, the contractor with the cheapest price is selected, and the condo typically won’t hire outside professionals like engineers or property managers to assist in the project. In our experience, most condo communities can tell stories of money wasted on cheap repair projects that just didn’t last. The adage usually holds true: “You get what you pay for.”

Similarly, if a project has tight schedule, or if there are emergency repairs that must be made immediately, the condominium should expect to compromise on the project cost, and possibly on the quality of workmanship as well. If a contractor has to put off their current projects and clients to accommodate you (for emergency repairs, for example), they will usually demand a premium price. For projects that must be completed within a set timeframe, the contractor may have to increase their normal price to cover the costs of larger work crews and overtime pay in order to meet the schedule. Finally, it should also be kept in mind that workers that are under pressure to get a job done fast are more likely to make mistakes and cut corners. For these reasons, it is usually in the best interest of the property owner to give the contractor control over the project schedule (within reason).

In our opinion, quality of workmanship should always be considered the most important factor for condominium construction projects. Condominiums are unlike other residential or commercial properties in that they never change ownership. Yes, individual condo units are bought and sold every day, but the condominium association always remains. The association can’t do a cheap fix and expect to walk away consequence free like a typical homeowner might in selling their house. The decisions of the past led to where your community is today, and today’s decisions will direct your condominium’s future. A condominium association must always be thinking long-term.

We understand that funding is usually scarce, however, condos must recognize that they cannot afford to do a major capital project twice because mistakes were made the first time. Quality means investing in a skilled contractor, proper materials, experienced property management, and professional engineering design and oversight services to make sure every project is done right, and done right the first time. Yes, the costs will be higher and the project may take longer to implement, but the long-term value realized by the condominium association will more than make up for these initial sacrifices.

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by on July 8, 2010  •  Permalink
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Posted by David Horton on July 8, 2010

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Common Engineering Services for Condos

Engineering services for condominium properties generally fall into one of these four categories:

1. Property Inspections – How good (or bad) of shape is your property in? Usually, the individual members of a condo community have differing opinions on this topic. What would a professional say?

An engineer can provide an independent, objective evaluation of your property and give you guidance on where to prioritize your resources in managing your property, both now and in the future. Some engineering inspections are broad and routine in nature, while others are targeted and performed in response to known issues and concerns. Common engineering inspections performed at condominium properties include reserve studies, condition surveys, and transition inspections.

2. Investigation and Design – You know you have a problem, but maybe you’re not sure yet what’s causing it. More importantly, how do you fix it?

Determining the source of a problem is the first step in solving it. An engineer can draw upon their experience with other similar projects to pinpoint the most likely sources of an issue and then carry out a targeted investigation to nail down the problem. The cost of engineering involvement is quickly recovered by the Association in the time and money saved by avoiding the alternative of a series of ineffective, trial and error repair attempts that don’t address the core problem.

Once the problem is identified, an experienced engineer will be able to advise the Board of Trustees on possible repair approaches to take and the respective costs associated with the work. Once the repair approach is selected, the engineer will prepare detailed design documents that are specifically tailored to the problem at hand for a contractor to follow in making the repairs. Good engineering design takes into account all of the technical, financial, and temporal constraints for a given project, and finds the best overall solution to the problem.

3. Construction Oversight – You’ve come up with a plan to fix the problem, but it’s going to be time consuming and expensive. The Board may not have experience with projects of this nature or size, and they want to make sure the work is done right and that the condo’s reserve funds aren’t spent foolishly.

An engineer can provide project administration services and contractor oversight to help ensure that the project is done right, is kept on budget, and is completed in a timely manner. The engineer typically performs a variety of services during a construction project, including inspecting the contractor’s work, reviewing payment requisitions, and giving technical guidance for change orders and other unforeseen construction issues that arise.

4. Dispute Resolution – Something went wrong. Now, what do you do?

Maybe the contractor is asking for more money, or maybe there are concerns regarding the quality of their workmanship. Perhaps you just joined the Board at a brand new property, and you suspect that the developer cut corners and is trying to get out without addressing the problems. Maybe you feel that you were taken advantage of by a contractor, because the problem has shown up again!

These are common situations where an engineer can be invaluable to the condominium association. An engineer can serve as an independent third party with the expertise and authority to step in, negotiate an agreement, and help move things forward. Sometimes, involving an outside engineering company puts enough pressure on the contractor or developer so that litigation can be avoided, saving all parties an immense amount of money, time and aggravation. Often, registered professional engineers are called upon to provide expert testimony in the courtroom when matters do proceed to trial.

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by on July 8, 2010  •  Permalink
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