In the News

Associations are plagued by what seems to be an endless list of maintenance requirements. Often these items are “put off” for whatever reason until they seem too big to manage.

A perfect example is paving that is badly deteriorated, cracked and broken with many potholes. Another example is deteriorated siding, trim and other exterior elements because the Board decided that painting could be put off for a “little while longer.” Even more serious is the damage caused by water intrusion from the failure to caulk before painting.

Whatever the causes of deferred maintenance, many Associations now face the issue of having to take some action. F.L. Arms has developed a successful methodology to handle this situation.

Our first step is to review the site and make a comprehensive list of all the items that need attention. The second step is to estimate the cost of requisite repairs and replacements, often including the necessary up-grades to meet new codes. The third and most important element is to prioritize this repair list so that the association can implement an affordable approach to getting back on track.

Suggestions for Success

• When your reserve study indicates it is time for maintenance on a certain element, call an expert. Chances are it won’t cost anything and any qualified professional that is used to working with associations will be pleased to help.
  
  
• If you think there is something wrong with your maintenance program, ask a professional. We collaborate with property managers to assist with expert advice on methods, materials and experience with all service providers.

How Things Can Go Wrong

• A friend’s association hired a roofing contractor to install new roofs. The contractor finished the work and was paid in full. With the onset of winter rains, on came the leaks. Investigation uncovered that the flashing between the lower roofs and the upper walls had not been removed and reinstalled to accommodate to the new type of roofing materials selected by the association. The correction cost the association over $400,000, and there was no recovery from the contractor as he had not included it in his contract. The association did not hire a construction manager.
  
  
• Soon after a roofing contractor started work, he informed the board that they needed to replace the flashing at the chimneys and at low roof points. They had no choice but to pay the contractor an additional $200,000. No construction manager was involved.

These examples point to the value of having a construction manager at the outset of a project. With expertise and years of experience, a construction manager can avoid common construction pitfalls and ensure that your project is completed on time, within budget, and meets your expectations.