I recently had a discussion with a board president for a property planning to replace balconies in phases across a few years. Our discussion was specific to the need for 3rd party construction management. I maintain that for complex or multi-year projects hiring a qualified 3rd party to provide construction management is a good spend that helps everyone. The residents have a neutral and qualified 3rd party enabling communication and pushing for the deadline of the project. The contractors have someone helping with problem solving and getting decisions faster, and have another expert to explain to the board the logic of decisions or changes made. The board has someone focused on the job that is mitigating risk, helping to avoid unwarranted change orders, making sure the final project is not just quality but built to code, and within budget. This board president agreed, citing that it didn’t make sense to spend that kind of money on property improvement and not do all we could to optimize the process with construction management.
J. Hershey Building Consultants was hired to perform a Reserve/Transition study for a newer development. By reviewing the developer plans we identified missing elements for which the developer is responsible and will likely save the Association money.
Below left is a picture of the monument capstone which should be sealed and not have an open gap beneath it. Upon further inspection we found the capstone was foam, not stone. We admit that was a new one for us and a helpful finding for the Board. Pic below right shows an unfinished storm water outlet which should be encased as a concrete culvert and discharge onto stone riprap.
J. Hershey Building Consultants was asked to identify a solution to pipes that kept freezing in multiple units along one side of a multi-unit residential building. The client had tried other solutions but the pipes froze again. Below left picture shows a masonry wall with a crack in masonry and mortar joint. It should be noted this wall faces an open field with no windbreak. Below right shows copper water supply pipes placed very near to that external wall and no insulation.
J Hershey Building Consultants was hired to evaluate a water infiltration issue across multiple units in a 6 story condominium building. In this case, we identified interior condensation, a probable plumbing leak, and other issues causing water damage. Below left picture shows water damage near a vertical HVAC (water pipe heat system) chase which was noted in the same place in other units. Below right the same type of HVAC chase at an exterior wall. These vertical chases enclose pipes which distribute temperature controlled water to radiators at the residential units at each floor. Given the age of the building the pipes are at the end of their useful life..
Let’s continue to improve our ability to proactively maintain our properties!
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