Even if a building is designed and constructed to code requirements, it will eventually need repairs. For example, pumps and air handlers gradually wear out due to friction, and light fixtures have internal components that deteriorate in heat. Condominiums and housing cooperatives in New York are managed by boards, often made up of volunteers, and decide how to proceed with building repairs. Construction is very expensive in New York, and this also applies to building repairs. Ideally, the council will find a contractor who will solve the problem for a reasonable price. When choosing how to proceed with a repair, two mistakes are very common:
- Paying more than necessary due to overpriced or unnecessary work.
- Selecting an offer that does not solve the problem.
Of course, both things can happen at the same time: a condominium board can end up paying for expensive work without solving the main problem.
As the boards are made up of volunteers, there is no guarantee that they will have members with technical training. Additionally, even if there are engineers or architects on the board, they may not have time to give construction issues their full attention – keep in mind that they are responsible for projects elsewhere.
Detect urgent maintenance issues with a building inspection.
When repairs are performed on single-family homes where the owner resides in the building, they are subject to closer scrutiny because the owner is present and bears the full cost. On the other hand, repairs are diluted among all tenants as maintenance fees in condominiums and cooperatives – the impact of a bad decision is not felt immediately.
The role of consulting engineers
Consulting engineers represent a neutral third party in negotiations between condominium boards and contractors. When the board compares several bids to repair a building, consulting engineers can determine which ones are appropriately scoped and priced.
When there are bids from many contractors, it is tempting to choose the one with the lowest price. However, an underpriced project can be the result of miscommunication or miscalculation, and the final price is much higher when you add in the necessary change orders. Reducing the cost of building repairs is in the interests of all tenants, but excessively low prices should be avoided.
The opposite can also happen: a condominium board may end up paying more than necessary if it chooses carelessly among the available offers. Typically, this is the result of an overpriced bid or a bid that includes unnecessary work. Boards of directors are most vulnerable to price gouging when a repair is very urgent, as they may accept the first available offer, even if it is too expensive.
Meeting New York Building Codes
The New York City Department of Buildings does not require work permits for smaller projects, but repairs to larger buildings often exceed the limit set by the DOB. If a condo board fails to obtain a work permit for a major repair that requires it, it could soon face a hefty fine from the DOB.
Engineering consultants are familiar with New York building codes and permitting requirements, so they can easily identify instances where a work permit is necessary. Although work permits involve paperwork, experienced professionals can complete them quickly and the condo board can avoid large fines. With an informed professional opinion, boards can also ensure that even minor work is up to code.
Prioritizing Building Repairs and Upgrades
Construction issues such as water infiltration, cracks in walls, damaged paint, and noisy HVAC equipment are evident. However, many problems remain unnoticed until they cause a malfunction in a key building system, and can only be discovered if the building is inspected by qualified professionals. Aesthetic problems receive a lot of attention because they are obvious, but more pressing issues are often hidden.
After a detailed inspection of a building, consulting engineers can suggest a prioritized list of maintenance issues. Resolving problems proactively is faster, less expensive and less disruptive than waiting for equipment to fail. For example, you'll want to avoid boiler failure on the coldest days of winter – a much smarter option is to inspect space heating systems before winter arrives.
Conclusion
Managing building repairs without the professional opinion of others is risky, as co-op and condo boards could end up paying for expensive or unnecessary work. Consulting engineers can also help councils change their maintenance approach from reactive to proactive – fixing problems before they occur reduces costs and disruption.
