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Exterior
Keeping the Rain Off
After the four walls of a given structure, the roof is sometimes referred to as
the “fifth plane”—and just like the walls that hold it up, the roof is an all-important structure
that can make or break a building’s performance. Florida’s tropical climate, particularly its long rainy season and frequent storms,
often exacerbates trouble spots. If not properly maintained, even a minor roof
problem can lead to costly repairs.
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Papers, Please
Whether it is redesigning light fixtures in a common space or replacing a roof,
repair jobs and capital improvement projects are like death and taxes: they're
inevitable. Though an HOA's property manager most often handles the hiring of
contractors and oversees the execution of the job, problems and issues often
arise that make it important for board members to understand licensing,
documentation and accepted protocols of working with contractors.
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Maintenance Matters
Don't be fooled by the scenery; property management in Florida is not a day at
the beach. While managers in Boston or Chicago may look longingly at their
colleagues' sunny southern properties, the overall job description doesn’t really change much with geography. The process of minimizing maintenance costs
and maximizing productivity on what may be multiple projects requires diligence
and the ability to think on the go, no matter what area code your portfolio
occupies.
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What Lies Beneath
Land in Florida, especially South Florida, is comprised of loose, sandy soil,
and low water tables. That, plus the area’s proximity to the Gulf and Atlantic Ocean have always made it a difficult place
to build on. That’s why almost all South Florida buildings (including condos and community
associations) are set on concrete slabs, rather than the type of below-ground
foundations used further inland or in different geologic regions.
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All Hands on Deck
During the building boom of the 1980s, 90s, and early 2000s, condominium
developments all across the country were trying to give their units a little
edge. Some added upgraded cabinetry and flooring. Others included high-end
appliances, sunken living rooms, and vaulted ceilings. Those developers who
really wanted to add something special, however, went the extra mile and added
wooden decks to the exterior of their units.
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The Building Superintendent/Chief Engineers' Role
The role of the building superintendent or chief engineer for a condo or co-op
will often vary by property and location. Nowhere is that more evident than in
Florida, the Sunshine State, the land of “55-plus communities” and a retiree’s dreams come true. The dream is as varied as the folks that seek out Florida
living every year.
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Don't Neglect Essentials
It's a common enough story: the condominium was relatively new, but from the
start its board of directors was stingy with maintenance and repair dollars.
Then the recession struck, and a large percentage of unpaid maintenance fees
spiked.
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Let There Be Light
As recently as the 1930’s, only 68 percent of American homes had electricity. By the middle of the last
century however, most Americans enjoyed well-lighted homes, and the light had
started to spread outdoors as well. Initially, yards and gardens were lit
purely for visibility and safety, but once decorative lighting became a
reality, there was no turning back. Today exterior lighting provides an
exciting way to protect, beautify, and showcase properties, both brand-new and
historic.
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Cleaning Green
During a live National Public Radio interview, much to the consternation of the
announcer and engineer, Gil Oren spray-painted a window between the recording
studio and the control room.
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Concrete Concerns
Florida does not have the harsh winters of the north, where thawing and freezing
take their toll on concrete. But corrosion of concrete is an issue in South
Florida, and homeowner associations need to ensure that the concrete making up
their sidewalks, pavements and parking lots, as well as walkways and balconies,
is properly installed and maintained.
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